Property description

A very pretty and charming 3 double bedroom Victorian period house with a delightful 21ft courtyard garden in a fabulous location just 150 yards from Blackboy Hill/Whiteladies Road and handy for the Downs



GROUND FLOOR

APPROACH:
step up from the pavement in Wellington Park to the main front entrance door with over light opening into:-

ENTRANCE HALL:
electricity meter cupboard, radiator, thermostat, door off under stairs with steps down to basement, doors off to:-

SITTING ROOM: - (rear/side) (19' 11'' max into bay and chimney recesses x 10' 10'') (6.07m x 3.30m)
an engaging room with ornate ceiling cornice and centre rose, sash windows with working shutters on two sides including wide bay overlooking rear garden and with door out to the garden, period open fireplace with inset tiles and slate hearth, picture rail, two radiators, telephone point, tv point.

KITCHEN/BREAKFAST ROOM: - (front) (approx measurements of straight sides 12' 5'' x 10' 5'' min) (3.78m x 3.17m)
(irregular 'quarter circular' shaped with two 'straight' sides completed by a third 'circular' side on the external wall) modern range of cream kitchen units and cupboards incorporating granite worktops with tiling behind, inset double bowl single drainer sink unit, built-in dishwasher, gas cooker point, built-in shelved crockery cupboard, Xpelair extractor fan, cast iron period style radiator, telephone point, polished Italian tiled floor, space for fridge/freezer, two large sash windows.

BASEMENT


Has reduced head height and in two sections but ideal for storage, general household paraphernalia, informal office etc; approached by a door under the stairs with ladder staircase and hand rail down from the reception hall.

ENTRANCE AREA: - 11' 1'' x 6' 2'' (3.38m x 1.88m)
electricity fuse box, gas meter, time clock/programmer for Worcester combi boiler situated in upstairs linen cupboard, high pressure hot water cylinder, plumbing for washing machine and dryer.

REAR ROOM: - (15' 2'' deep x 9' 0'' max width) (4.62m x 2.74m)
exceptionally useful in a cottage such as this for all kinds of storage/secondary activities with door and steps out and up to the garden.

FIRST FLOOR

LANDING:
a staircase with hand rail and balustrade rises via a half landing with wc off, sash window casting light on to the landing and into the stairwell, radiator, doors off to:-

BEDROOM 1: - (18' 6'' max into bay and chimney recesses x 11' 2'') (5.63m x 3.40m)
(rear/side) ornate ceiling cornice and centre rose, picture rail, very pretty period fireplace with iron/tiled insert/fire basket, sash windows on two sides including wide bay to rear with vista up Wellington Park, telephone point, radiator.

BEDROOM 2: - (approx dimensions of straight sides 12' 4'' x 10' 11'' min) (3.76m x 3.32m)
(front) (irregular 'quarter circular' shaped with two 'straight' sides completed by a third 'circular' side on the external wall) period fireplace, built-in shelved cupboard, sash windows, fitted desk, radiator, telephone point.

SEPARATE WC:
located on the half landing between the reception hall and first floor landing, white suite, corner hand basin with tiled splashback, low level wc, extractor fan.

SECOND FLOOR

LANDING:
staircase with hand rail and balustrade continues rising via a half landing with Linen Cupboard off (housing Worcester combi boiler), sash window, access hatch to eaves, doors off to:-

BEDROOM 3: - (13' 9'' min to front of chimney breast x 9' 4'') (4.19m x 2.84m)
(rear) (the smaller dimension is measured into wall below sloping ceilings at approx 2ft/0.61m height above floor level) fireplace surround, sash window, pleasant vista down Wellington Park to Blackboy Hill/Whiteladies Road, radiator.

BATHROOM/WC: - (approx 9' 4'' min x 8' 9'' max) (2.84m x 2.66m)
(front) (slightly irregular shape) contemporary white suite comprising double ended freestanding bath with central mixer taps, Villeroy & Boch pedestal wash hand basin and low level wc, curved screen shower enclosure with system fed Mira shower, part tiled and part glass block walls, stripped floorboards, tubular radiator, skylight window.

OUTSIDE

REAR GARDEN: - (overall dimensions approx 21ft deep x 12ft wide) (6.40m x 3.65m)
attractive courtyard style garden, mainly paved with retained flower beds, shrubs, bushes etc, stone/brick boundary walls and fencing - the stone boundary wall to Wellington Park being surmounted by a fine balustrade with adjacent stone pillars and garden gate, outside lights, water tap, a very nice garden for just sitting out and with a few flowers to tend, a lift-up wooden platform acts as a cover to the steps which lead down to the door into the basement room.

PARKING:
the property is located in the Clifton East residents parking permit scheme area. Permits are available from Bristol City Council.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items such as carpets etc. are not included but may be available by separate arrangement.

PLEASE NOTE:
1.The photographs may have been taken using a wide angle lens.2.Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 3.We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 4.Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 5.Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.6.Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.7.Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.

Property Features :

• Lovely atmosphere with many original period features including fireplaces, ceiling cornices and ros
• Within the Clifton East residents parking permit scheme. Permits available from Bristol City Counc
• Much favoured location in a friendly neighbourhood close to Whiteladies Road/Blackboy Hill within 1
• Easy access to the city centre and Clifton village
• Ground Floor: entrance hall, 18ft sitting room with door out to garden, kitchen/breakfast room, us