Property description

Set in the most stunning location with views overlooking Brandon Hill Park, and with Park Street/the Triangle around the corner. A most civilised & refined Victorian period end of terrace town house with flexible accommodation, pretty walled town garden, parking & garage/workshop.



GROUND FLOOR

APPROACH:
wrought iron gate and cobbled path leads to a raised entrance and entrance door.

ENTRANCE PORCH: - (5'9\" x 3'10\") (1.75m x 1.17m)
tiled floor, ceiling cornicing, partially obscured glazed door leading into:-

ENTRANCE HALL: - (15'3\" x 3'10\" widening to 15'3\" overall inclusive of stairwell) (4.65m x 1.17m/4.65m)
a charming entrance hall and stairwell with high ceilings, ceiling cornicing, picture rail, staircase with stripped handrail and attractive balustrade leading to the first floor and mezzanine ground floor, doors lead off to kitchen/breakfast room, dining room, wc, reading room and lower ground floor, radiator.

KITCHEN/BREAKFAST ROOM: - (17'10\" max into bay x 13'9\" max into chimney recess) (5.44m x 4.19m)
a very handsome room with high ceilings, ornate ceiling cornicing and ceiling rose, picture rail, large bay window to the front elevation comprising three sash windows which overlook Brandon Hill Park. Range of solid wood wall and base units which incorporate tiled working surfaces, 1 ½ bowl ceramic sink unit with period style mixer tap, 4 ring electric hob with double oven beneath and filter hood above set within an attractive overmantel, tiled splashbacks, radiator.

DINING ROOM: - (13'4\" x 9'4\" max into chimney recess) (4.06m x 2.84m)
a wonderful atmospheric room with high ceilings, ceiling cornicing, picture rail, glazed door to the rear elevation leading out onto balcony and rear garden with a lovely view over St Georges. Feature recessed fireplace with exposed brickwork and marble tiled hearth, radiator.

MEZZANINE LOWER GROUND FLOOR

READING ROOM: - (13'3\" x 8'0\") (4.04m x 2.44m)
quite enchanting with painted panelled walls and a large sash window to the rear elevation overlooking the rear garden, ceiling cornicing, range of fitted solid wood shelving, radiator.

DOWNSTAIRS CLOAKROOM/WC: - (6'8\" x 2'7\") (2.03m x 0.79m)
low level wc, wash hand basin, vanity unit.

FIRST FLOOR

LANDING: - (11'10\" x 6'7\" overall inclusive of stairwell) (3.61m x 2.01m)
half landing accessing bedroom 2. Main landing with doors leading off to drawing room, bedroom 1 and bathroom, door and stairs rising to bedroom 3 and loft room. Obscured internal window providing borrowed light from the bathroom.

DRAWING ROOM: - (18'11\" max into chimney recess x 13'6\") (5.77m x 4.11m)
a stunning first floor drawing room with high ceilings, ornate ceiling cornicing, picture rail, three large sash windows to the front elevation with lovely south west facing views over Brandon Hill Park, two radiators, ornamental recessed fireplace with wooden surround and mantel.

BEDROOM 1: - (rear) (11'3\" x 9'9\") (3.43m x 2.97m)
a charming room with large sash window to the rear elevation overlooking surrounding gardens and St Georges, high ceilings with ceiling cornice, range of built-in wardrobes, one with built-in airing cupboard, with additional storage above, radiator.

BEDROOM 2: - (13'9\" x 8'6\" max into chimney recess) (4.19m x 2.59m)
large sash window to the rear elevation, radiator, small mounted wash hand basin, fitted wardrobe with additional storage above.

BATHROOM/WC: - (6'6\" x 6'5\") (1.98m x 1.96m)
Victorian style bathroom with pedestal wash hand basin, wc with high level cistern and pull chain, roll top bath with mains fed shower and shower screen, tiled walls, heated towel rail, tiled floor, opaque glazed window to the side elevation.


Door and stairs rise up from the landing into:-

BEDROOM 3/STUDY: - (13'9\" x 8'6\" overall including stairwell) (4.19m x 2.59m)
sash window to the rear elevation overlooking surrounding gardens and St Georges, radiator, exposed and varnished beams, stairs rise up to:-

ADDITIONAL LOFT AREA: - (27'6\" x 9'2\" measured to restricted ceiling height at 3'1\"/0.94m, maximum ceiling height in the apex being 6'1\"/1.85m) (8.38m x 2.79m)
a very useful area which could be suitable as an occasional bedroom for visitors or handy storage, casement window to the side elevation, radiator, additional storage under the eaves.

LOWER GROUND FLOOR

HALLWAY: - (7'9\" x 6'7\") (2.36m x 2.01m)
two useful storage cupboards, doors open to the integral garage and bedroom 4.

BEDROOM 4: - (13'0\" x 9'1\") (3.96m x 2.77m)
casement windows with original closing mechanism to the rear elevation, radiator, door leading through to:-

En Suite Bathroom/WC: - (12'6\" x 7'6\") (3.81m x 2.29m)
a generous bathroom with low level wc, bidet, pedestal wash hand basin and large roll top bath with Victorian style handheld shower fitment, mixer tap, separate large shower cubicle, tiled walls and tiled floor, heated towel rail, obscured casement window to the rear elevation, solid oak glazed door to the rear elevation, Ideal Mexico gas boiler.

OUTSIDE

INTEGRAL GARAGE: - (16'8\" long x 9'0\" wide widening to 17'8\" max, with ceiling height of approximately 6'0\"/1.83m, garage door opening height of approximately 5'2\"/1.57m, door opening width of approximately 8'10\"/2.69m) (5.08m x 2.74m/5.38m)
very useful storage for bikes, small sports cars, motorbikes etc. Lots of storage space, space and plumbing for washing machine and tumble dryer, stainless steel sink unit and draining board, light and power.

GARDEN: - (approx 18ft x 13ft) (5.49m x 3.96m)
a perfect town garden with a small raised wrought iron balcony with steps leading down into the garden or accessed via the ground floor bathroom. Enclosed by stone walls on all sides, flagstone paving, borders containing a variety of trees and shrubs, gate to side which accesses a service lane with locked gate leading out onto the front.

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 :

• Currently laid out with a kitchen/dining room, formal dining room and reading room on the ground fl
• A most impressive drawing room, 2 bedrooms and bathroom on the first floor, a study/bedroom 3 and s
• Guest bedroom 4 with en-suite bathroom and the garage/workshop on the lower ground floor
• Could accommodate 5 bedrooms, 3 reception easily.
• The house is set in an exceptionally convenient location within easy reach of the best that Bristol