Property description

An extended 4 bedroom detached Redland home with an exceptionally large 105ft x 35ft rear garden and fabulous family kitchen and much more. Located in the heart of Redland, within just yards of excellent schools including Redland Green School and Redland High School, close to Cotham Gardens and Redland Green parks and convenient for access to Gloucester Road, Whiteladies Road and all central areas



GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside level front garden to main front door which leads through porch entrance into the entrance hallway.

ENTRANCE HALLWAY: - (14'9\" x 7'7\" max inclusive of staircase) (4.50m x 2.31m)
wide welcoming entrance hallway with staircase rising to first floor landing, doors leading off to sitting room, utility area, cloakroom/wc and fabulous family kitchen/dining room, radiator and attractive stained glass windows over and beside the main front door.

SITTING ROOM: - (15'2\" max into bay x 12'8\" max into chimney recess) (4.62m x 3.86m)
bay to front comprising period windows with original stained glass panels over, further window to side, built in bookcase to chimney recess, exposed stripped floorboards and radiator.

KITCHEN/DINING/FAMILY ROOM: - (20'4\" x 19'3\") (6.20m x 5.87m)
fabulous large sociable extended kitchen with 5 bi-folding doors framing a wonderful leafy outlook to the rear garden and local allotments beyond, modern fitted kitchen comprising cream coloured base and eye level units and breakfast bar, integrated stainless steel oven, 5 ring gas hob and chimney hood over, inset 1½ bowl sink and drainer unit, integrated dishwasher, plumbing and appliance space for American fridge/freezer, ample space for seating and dining, further windows to side, contemporary upright radiator, 3 Velux skylight windows and wood burning stove.

UTILITY AREA: - (12'0\" x 5'0\") (3.66m x 1.52m)
plumbing for washing machine, built in sink unit, radiator and wall cupboards, door leading through to garage.

CLOAKROOM/WC:
low level wc, corner wash hand basin with tiled splashbacks, double glazed window to side and small radiator.

FIRST FLOOR

LANDING:
open spacious landing flooded with natural light provided by the attractive period stained glass arched window to side, loft hatch and pull down ladder provides access to loft storage space and doors lead off to all 4 bedrooms and family bathroom/wc.

BEDROOM 1: - (front) (16'10\" max into bay x 13'0\" max into chimney recess) (5.13m x 3.96m)
wide bay to front comprising original windows with stained glass panels over offering pleasant leafy outlook over Kersteman Road and down Limerick Road, radiators and door accessing:

En Suite Shower Room/WC: - (8'8\" x 6'6\") (2.64m x 1.98m)
white suite comprising corner shower enclosure with system fed dual headed shower, low level wc, pedestal wash basin, inset spotlights, tiled floor with under floor heating and double glazed window to front.

BEDROOM 2: - (rear) (12'5\" x 11'7\") (3.78m x 3.53m)
double bedroom with double glazed window to rear offering a fabulous leafy outlook down the rear garden and radiator.

BEDROOM 3: - (rear) (12'6\" x 8'3\") (3.81m x 2.51m)
double glazed window to rear and radiator.

BEDROOM 4: - (front) (8'5\" x 7'5\") (2.57m x 2.26m)
period windows to front offering similar outlook as bedroom 1 and radiator.

FAMILY BATHROOM/WC: - (8'5\" x 6'6\") (2.57m x 1.98m)
panelled bath with system fed shower over, low level wc, pedestal wash basin, heated towel rail, inset spotlights and double glazed window to rear.

OUTSIDE

GARAGE: - (18'5\" x 7'5\" max) (5.61m x 2.26m)
narrow single garage ideal for storage, bicycles etc, roller shutter door and door to rear leading out to rear garden.

FRONT GARDEN/OFF STREET PARKING:
there is a level front garden mainly laid to stone chippings with driveway providing off street parking for one car.

REAR GARDEN: - (approx 105ft x 35ft max) (32.00m x 10.67m)
fabulous and surprisingly large rear garden enjoying an open sunny side aspect (garden photos taken at 2 p.m. in June) with a wonderful leafy outlook as the property backs onto local allotments, generous lawn section closest to the property with pathway leading beside flower borders to a rose garden and a further seating area. The rear section of the garden has a greenhouse, garden shed and vegetable patch, low level wire fence to the rear gives the impression of the woodland and allotment being an extension to the garden.

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 property6.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 buyer7.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 :

• Ground Floor: entrance hallway, sitting room, 20ft x 19ft sociable kitchen/dining/family room with
• First Floor: landing, bedroom 1 with en suite shower room/wc, 3 further bedrooms and family bathroo
• More than meets the eye. A fabulous home with a rather special garden