Property description

A bright and enticing 3/4 bedroom (1 with en-suite), 3 reception room linked semi-detached period home in a fabulous location close to Gloucester Road and St Andrews Park. Further benefiting from off street parking and a 45ft x 24ft private rear garden

GROUND FLOOR

APPROACH
via driveway continuing to the pathway leading up to the left hand side of the house to the main entrance to the property.

ENTRANCE VESTIBULE: - (7'10\" x 3'9\") (2.39m x 1.14m)
high ceilings with ceiling coving, coat hooks, dado rail, door through to lean-to bike store which in turn accesses rear garden, part glazed period door with glazed panels to side and over leading into:-

ENTRANCE HALLWAY: - (13'7\" x 6'4\") (4.14m x 1.93m)
original staircase rising to first floor landing, ceiling cornicing and rose, low level meter cupboard, alarm control panel, radiator, door accessing useful understairs storage space, further doors lead off to sitting room, reception 2/dining room, reception 3/family room (which in turn leads through to the kitchen) and utility room.

SITTING ROOM: - (front) (18'10\" max into chimney recess x 15'9\" max into bay) (5.74m x 4.80m)
large bay fronted sitting room to the front of the property with high ceilings with original cornicing, ceiling rose and picture rail, feature fireplace with log burning stove, marble surround and granite hearth, built-in cabinet bookshelves to chimney recesses, wide bay to front comprising three sash windows overlooking front garden, radiator, television point.

DINING ROOM/RECEPTION 2: - (14'2\" x 10'0\") (4.32m x 3.05m)
high ceilings with ceiling coving, picture rail and ceiling rose, period style cast iron fireplace with inset tiles, wood surround and slate hearth, radiator, large sash window to rear overlooking rear garden.

RECEPTION 3: - (14'2\" x 9'5\" max into chimney recess) (4.32m x 2.87m)
a family room adjoining the kitchen with attractive period cast iron fireplace with tiled hearth, built-in cabinets and bookcases to chimney recess, picture rail, radiator, tv point, large sash window to rear. Door accesses:-

KITCHEN: - (10'6\" x 6'7\") (3.20m x 2.01m)
a range of fitted kitchen units comprising base and eye level cupboards and drawers with granite worktops over and inset 1 ½ bowl sink and drainer unit, integrated electric oven with 4 ring ceramic hob and chimney hood over, plumbing and appliance space for dishwasher and fridge/freezer, part tiled walls, inset spotlights, tiled floor, double glazed window to side, part glazed door to side accessing the rear garden.

UTILITY: - (6'4\" x 5'6\") (1.93m x 1.68m)
plumbing and appliance space for washing machine and dryer with built-in worktop over and inset Belfast style sink, useful built-in cupboards and door accessing understairs cloakroom/wc.

CLOAKROOM:
low level wc.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2, bedroom 3, bathroom and generous storage cupboard. Radiator and ceiling coving.

BEDROOM 1: - (front) (13'4\" max into chimney recess x 13'1\") (4.06m x 3.99m)
a double bedroom with two attractive arched sash windows to front, ceiling coving and rose, door accessing recessed cupboard, radiator and further door accessing:-

En Suite Shower Room/WC: - (8'0\" x 5'2\") (2.44m x 1.57m)
a tastefully updated en suite shower room comprising walk-in shower enclosure with dual headed system fed shower, low level wc and pedestal wash basin, part tiled walls, tiled floor with underfloor heating, inset spotlights, extractor fan.

BEDROOM 2: - (rear) (14'3\" x 9'10\" max into chimney recess) (4.34m x 3.00m)
a double bedroom with large sash window to rear offering a surprisingly open outlook over neighbouring gardens and orchard behind, radiator, ceiling coving.

BEDROOM 3: - (rear) (14'0\" x 9'9\" max into chimney recess) (4.27m x 2.97m)
ceiling coving, attractive period fireplace, sash window to rear, airing cupboard housing pressurised hot water cylinder, door with four steps leading down into adjoining nursery/study/occasional bedroom.

ADJOINING OCCASIONAL BEDROOM 4: - (10'6\" x 6'8\") (3.20m x 2.03m)
accessed via bedroom 3 but providing a useful additional nursery, study or occasional bedroom with window to side and radiator.

FAMILY BATHROOM/WC: - (11'6\" x 5'5\") (3.51m x 1.65m)
white suite comprising double ended claw foot bath with central mixer taps, corner shower enclosure with system fed shower, low level wc, wash hand basin with cabinet beneath, large sash window to side, part tiled walls, tiled floor, loft hatch and radiator.

OUTSIDE

OFF STREET PARKING:
there is a driveway to the front of the property providing off street parking for one vehicle with low maintenance front garden beside mainly laid to stone chippings with low level front boundary wall.

REAR GARDEN: - (approx 45ft x 24ft) (13.72m x 7.32m)
beautiful level lawned garden with central pathway and raised patio seating area, two mature apple trees towards the bottom of the garden, low level stone boundary wall to rear with an open outlook onto neighbouring orchard behind, door accesses lean-to store which in turn provides useful access through to the front of the property, further door accesses garden store.

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 :

• Balanced and comfortable accommodation arranged over 2 floors including a fabulous bay fronted sitt
• On the first floor there are 3 double bedrooms, (one of which has an en-suite), and useful occasion
• Situated close to Gloucester Road with its abundance of cafes, restaurants and independent shops, a
• Level rear garden overlooking a privately owned orchard behind giving the property a favourable out
• An inviting and comfortable period home in a great location with much to offer