Property description

A bright and welcoming 4 bedroom Victorian terraced family home located in a desirable Westbury Park location, offering a stylish and well-presented interior, a sociable 22ft x 9ft kitchen/breakfast room and a 34ft x 17ft level rear garden affording plenty of afternoon/early evening summer sunshine.Fabulous location in Westbury Park on a friendly and well-regarded street within just 300 metres of Henleaze School and a kilometre of Redland Green School as well as enjoying the convenience of the local shops and amenities of Henleaze Road, North View and Waitrose supermarket, all nearby.

GROUND FLOOR

APPROACH:
via pathway leading beside front garden to the main front door of the property.

ENTRANCE VESTIBULE: - (4'6\" x 3'4\") (1.37m x 1.02m)
high ceilings with original coving, coat hooks, high level storage shelving, original tiled flooring and part glazed door leading through to the main entrance hallway.

ENTRANCE HALLWAY:
staircase rising to first floor landing, ceiling coving, dado rail, radiator with decorative cover, wall mounted alarm control panel, engineered oak flooring, wall mounted thermostat control for central heating, useful understairs cupboards and further doors leading off to lounge/family room, kitchen/breakfast room and cloakroom/wc.

LOUNGE/FAMILY ROOM: - (25'0\" max into bay x 13'2\" max into chimney recess) (7.62m x 4.01m)
originally 2 reception rooms but opened to be one larger sociable space with plenty of natural light provided by the wide bay to front comprising 3 sash windows and oak framed, double glazed doors to the rear accessing the rear garden, feature chimney recess with wood burning stove, built in shelving and tv cabinet, ceiling coving, picture rail, radiators and engineered oak flooring.

KITCHEN/BREAKFAST ROOM: - (22'0\" x 9'1\") (6.71m x 2.77m)
large sociable family kitchen/dining room with a range of fitted base and eye level cupboards and drawers with wood block worktop over, inset 1½ bowl ceramic sink and drainer unit, plumbing and appliance space for range cooker, American style fridge/freezer, dishwasher, washing machine and dryer, part tiled walls, wall mounted Visman gas combination boiler concealed within kitchen unit, ample space for breakfast/dining table, wood flooring, radiator, sash window to side and further picture windows to rear offering a pleasant outlook over rear garden, stable style door to side accessing a decked side return and rear garden.

CLOAKROOM/WC:
low level wc, wall mounted wash basin with tiled splashback and cabinet beneath.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor and doors leading off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: - (front) (16'10\" max into chimney recess x 13'10\" max into bay) (5.13m x 4.22m)
large double bedroom spanning the width of the property flooded with natural light provided by 3 sash windows in the bay and a further sash window beside, free standing claw foot roll top period bath with mixer taps and shower attachment in one corner of the room giving the bedroom a boutique hotel feel, engineered oak flooring, tv point and radiator.

BEDROOM 2: - (rear) (11'5\" max into chimney recess x 10'7\") (3.48m x 3.23m)
double bedroom with large sash window to rear offering a pleasant outlook over rear garden, built in wardrobe to chimney recess, picture rail and radiator.

BEDROOM 3: - (rear) (9'3\" x 8'10\") (2.82m x 2.69m)
sliding double glazed sash style window to rear and contemporary upright radiator.

FAMILY BATHROOM/WC: - (6'3\" x 4'9\") (1.91m x 1.45m)
white suite comprising small bath tub with system fed rain head shower over, mixer taps and shower attachment, low level wc, wash hand basin with built in cabinet beneath, tiled walls, pebbled floor with under floor heating, heated towel rail and window to side.

SECOND FLOOR

LANDING:
study landing area with large Velux skylight window offering views over roof tops of Henleaze and doors accessing bedroom 4 and eaves storage space.

BEDROOM 4: - (15'10\" max into recess x 12'0\" max reducing to 6'6\" min taken below sloped ceiling) (4.83m x 3.66m/1.98m)
large Velux skylight window to rear, radiator, door accessing eaves storage space and feature exposed brick arched chimney breasts. N.B. We understand the loft was converted over 30 years ago, but there is no certification for this conversion.

OUTSIDE

GARDENS:

Front:
small level courtyard garden mainly laid to paving with brick boundary wall and hedgerow providing privacy from the pavement.

Rear: - (34ft x 17ft + additional side return 22ft x 6'7\") (10.36m x 5.18m + 6.71m x 2.01m)
low maintenance level garden with generous decked seating area closest to the property and potential for extension over the side return (subject to any necessary consents). The decked seating area leads onto an artificial lawned section with fence boundary walls and an open south westerly side aspect affording a good amount of afternoon and evening summer sunshine.

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 :

• Ground Floor: vestibule, entrance hallway, through 25ft x 13ft lounge/family room, sociable 22ft x
• First Floor: landing, bay fronted principal bedroom with free standing bath, bedroom 2, bedroom 3 a
• Second Floor: landing and bedroom 4
• A spacious and homely period property in a great location