Property description

An attractive & elegant 4 double bedroom, 3 reception room grade II listed (circa 1840) late Georgian style period town house with 38ft south west facing garden & car port. Set in an elevated & popular location. Offers exciting scope for updating & personalising to suit individual requirements.



RAISED HALL FLOOR

APPROACH:
via central steps leading up from pavement level to the front garden, through front garden and further stone steps leading up to an attractive covered veranda with canopy and wrought iron balustrade and main front door to the property.

ENTRANCE VESTIBULE: - (5'6\" x 3'3\") (1.68m x 0.99m)
original ceiling coving, decorative dado rail, attractive part stained glass period door leading through into:-

ENTRANCE HALLWAY:
staircase rising to first floor landing and descending to the lower ground floor, doors lead off to sitting room and reception 2 (both currently arranged as bedrooms) and a cloakroom/wc.

SITTING ROOM: - (front) (14'1\" x 12'4\" max into chimney recess) (4.29m x 3.76m)
high ceilings with original cornicing, large feature sash window to front with working wooden shutters, beautiful cast iron fireplace with inset tiles and tiled hearth, exposed stripped floorboards, radiator.

RECEPTION 2: - (14'9\" x 10'0\" max into recess) (4.50m x 3.05m)
high ceilings with original cornicing, large sash window to rear with working wooden shutters overlooking rear garden, exposed stripped floorboards, radiator.


NB: there is a partition between the sitting room and reception 2 (which was formerly open) and this could easily be removed to allow the space to be re-instated as one through lounge/dining room.

CLOAKROOM/WC: - (6'0\" x 4'10\") (1.83m x 1.47m)
sash window to side, low level wc, wall mounted wash basin.

LOWER GROUND FLOOR

LANDING:
staircase descends from the hall floor level down to the lower ground floor landing where there is a useful understairs utility area with plumbing for washing machine and further appliance space, doors lead through to reception 3/family room, kitchen/breakfast room and garden lean-to.

RECEPTION 3/FAMILY ROOM: - (17'8\" max x 16'0\" into chimney recess) (5.38m x 4.88m)
a generous reception room with large sash window to front overlooking front garden, period cast iron open fire with inset tiles, wood surround and tiled hearth, radiator, exposed stripped doors either side of sash window providing access into recessed built-in stores.

KITCHEN/BREAKFAST ROOM: - (14'8\" x 10'0\" max into recess) (4.47m x 3.05m)
a range of base and eye level pine kitchen units with tiled worktop over leading round into a breakfast bar, wall opening providing a sociable connection between the kitchen and reception 3/family room, inset 1 ½ bowl sink and drainer unit, plumbing and appliance space for dishwasher, cooker and fridge, glazed double doors lead through into:-

GARDEN LEAN-TO: - (13'8\" x 5'10\") (4.17m x 1.78m)
central part glazed double doors with glazed panels either side lead out onto the rear garden.

FIRST FLOOR

LANDING:
staircase rises to the second floor landing, exposed stripped period doors lead off to bedroom 1 and bedroom 2, further door accesses shower room/wc (off lower mezzanine landing).

BEDROOM 1: - (front) (16'0\" x 14'1\" max into chimney recess) (4.88m x 4.29m)
large sash window to front, high ceilings with original cornicing, built-in storage cabinets, radiator.

BEDROOM 2: - (14'9\" x 10'1\" max into recess) (4.50m x 3.07m)
high ceilings with original coving, exposed stripped floorboards, sash window to rear, radiator.

SHOWER ROOM/WC:
located on the half landing with shower room comprising corner shower enclosure, low level wc, pedestal wash basin, window to rear, single radiator.

SECOND FLOOR

LANDING:
spacious landing with a small sash window to rear providing plenty of natural light through landing and stairwell, loft hatch with pull down ladder providing handy access out onto the roof for maintenance etc, (the roof is in need of significant work: a copy of a recently obtained quote from a local roofer/builder is available on request), wall mounted Vaillant gas boiler, exposed stripped period doors lead off to bedroom 3, bedroom 4 and bathroom/wc.

BEDROOM 3: - (front) (14'1\" x 10'8\" max into recess) (4.29m x 3.25m)
large sash window to front offering partial city scape views to the right hand side over rooftops of Cotham, exposed stripped floorboards, built-in shallow storage cupboard, radiator.

BEDROOM 4: - (rear) (14'10\" x 10'0\" max into recess) (4.52m x 3.05m)
sash window to rear, exposed stripped floorboards, radiator.

BATHROOM/WC: - (10'7\" x 4'10\") (3.23m x 1.47m)
white suite comprising panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, Velux skylight window providing natural light, exposed stripped floorboards, radiator.

OUTSIDE

FRONT GARDEN:
pretty front garden mainly laid to paving with hedgerow to side and flower borders containing shrubs and trees.

REAR GARDEN: - (approx 38ft x 16ft) (11.58m x 4.88m)
level sunny rear garden with south westerly aspects with a sunken flagstone paved seating area closest to the property, 4 steps lead up to further seating area and garden sections with flower borders containing various shrubs, bamboo and trees. Central flagstone pathway leads up to a car port.

Covered Car Port: - (16'7\" x 16'1\") (5.05m x 4.90m)
accessed off Fremantle Lane. The car port currently has a sliding door for access for one car, but could be re-designed to house two cars or even be re-built as a double garage (subject to obtaining all necessary consents) as neighbouring properties have done in the past.

RESIDENTS PARKING PERMIT SCHEME:
the property falls within the Kingsdown Residents Parking permit scheme and permits can be applied for via 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 :

• Flexible accommodation arranged over four floors with plenty of original character and features to
• Sought after location within 400 metres of both Cotham School and Colstons Primary School, handy fo
• Raised Hall Floor: vestibule, entrance hallway, sitting room with open fire and outlook onto front
• Lower Ground Floor: landing with useful recessed understairs utility & appliance area, kitchen/brea
• First Floor: two double bedrooms, shower room/wc (off lower mezzanine landing)