Property description

An elegant and characterful 4 double bedroom (1 with en-suite), 2/3 reception room grade II listed Georgian house enjoying a beautiful 76ft south-easterly facing garden and an abundance of period features



APPROACH:
via gated entrance from pavement level, through walled gardens leading up to the front of the property where there are steps leading up to the main entrance front door at raised hall floor level and a separate independent entrance into the ground floor.

RAISED HALL FLOOR LEVEL

ENTRANCE HALLWAY:
spacious entrance hallway with high ceilings and ornate original cornicing, feature archway, period staircase rising to the first floor landing and descending to the ground floor landing, small picture window at the end of the hallway and further larger sash window from the mezzanine land provide plenty of natural light through the stairwell and entrance hallway, exposed stripped floorboards, radiator, dado rail and door leading through to through drawing room and family room.

DRAWING ROOM: - 17' 6'' x 13' 0'' max into chimney recess (5.33m x 3.96m)
an elegant drawing room with a wide bay window to front comprising 3 sash windows overlooking the garden, high ceilings with cornicing and central ceiling rose, impressive open fireplace with high level surround, mantle and slate hearth, exposed period floorboards, radiator, dado rail and wide wall opening to:

FAMILY MUSIC ROOM: - 14' 0'' x 11' 4'' max into chimney recess (4.26m x 3.45m)
high ceilings with original coving and ceiling rose, exposed period stripped floorboards, built in book shelving to chimney recesses, radiator, dado rail and large sash window to rear offering a pleasant outlook over neighbouring gardens of St Matthews Road behind.

GROUND FLOOR

LANDING:
the ground floor has its own independent entrance, level with the garden. There is a spacious landing with doors leading off to the kitchen/dining room and cloakroom/wc, high level meter cupboard and hatch in the floor accessing stairs leading down into a cellar.

KITCHEN/DINING ROOM: - overall measurements 32' 1'' x 11' 0'' in kitchen widening to 14'0'' max in dining area (9.77m x 3.35m)
large sociable kitchen/dining space with dual aspect windows to front and rear with a wide bay to front comprising 3 sash windows offering a southerly aspect and view over the garden, fitted kitchen comprising base and eye level hand built units with wood block worktop over and inset 1½ bowl sink and drainer unit, recessed chimney breast providing space for range cooker with inset lighting over, further plumbing and appliance space for washing machine, dishwasher, tumble dryer and fridge/freezer, tiled floor in kitchen area and original exposed stripped floorboards in the dining area, impressive period style cast iron fireplace with gas coal effect fire, marble surround and slate hearth, radiator and ceiling cornicing.

CLOAKROOM/WC:
low level wc, wall mounted wash basin, small window to rear, coat hooks, tiled floor and door accessing Boiler Cupboard housing floor standing gas boiler.

CELLARS:
there is a hatch in the ground floor landing which pulls up to reveal a staircase leading down to a cellar room which runs beneath the dining room at the front of the property.

FIRST FLOOR

LANDING:
high ceilings with original cornicing, plenty of natural light provided by windows on both mezzanine landings to the rear, door accessing recessed Airing Cupboard housing Mega flow high pressure hot water cylinder and useful storage space and further doors access bedroom 1 and bedroom 2.

BEDROOM 1: - 15' 0'' x 12' 9'' max into chimney recess (4.57m x 3.88m)
high ceilings with original cornicing, 2 large southerly facing sash windows to front offering a pretty outlook over gardens, exposed stripped floorboards, radiator and door accessing:

En Suite Shower Room/wc: - 8' 0'' x 4' 3'' (2.44m x 1.29m)
white suite comprising over-sized shower enclosure with system fed rain head shower, low level wc with concealed cistern, wash hand basin with tiled splashbacks and mirror over with built in storage drawers beneath, extractor fan, heated towel rail and sash window to front.

BEDROOM 2: - 14' 0'' x 11' 5'' max into chimney recess (4.26m x 3.48m)
high ceilings with original cornicing, radiator and large sash window to rear.

SECOND (TOP) FLOOR

LANDING:
spacious landing with pretty picture window to side enjoying a view down back of Kingsdown Parade and over rooftops of neighbouring houses in Cotham, doors lead off to bedroom 3, bedroom 4, family bathroom/wc and further doors access built in storage cupboard.

BEDROOM 3: - 13' 1'' max taken below sloped ceilings x 11' 4'' max into chimney recess (3.98m x 3.45m)
pretty cast iron period fireplace, radiator and window to rear offering views over rooftops of surrounding area.

BEDROOM 4: - 13' 5'' max taken below sloped ceilings x 10' 5'' max into chimney recess (4.09m x 3.17m)
cast iron period fireplace, sash window to front offering spectacular cityscape views over the rooftops of the houses opposite right over the city centre towards countryside hills in the distance, further Velux skylight window and a radiator.

BATHROOM/WC: - 9' 1'' max taken below sloped ceilings x 7' 3'' (2.77m x 2.21m)
white suite comprising period roll top claw foot bath, pedestal wash basin and low level wc, wood panelling to dado height, radiator and small window to front.

OUTSIDE

GARDEN: - approx. 76' 0'' x 18' 0'' (23.15m x 5.48m)
beautifully landscaped south easterly facing Georgian walled garden from its entrance on Kingsdown Parade there are 2 mature trees and a garden shed with an arbour which you walk through to enjoy the gardens and pathway leading beside feature central planter with box hedging around. Continue through beneath Espalier trees to a central section of the garden where there is a paved seating area enjoying much of the day's sunshine and water feature. The garden continues beneath an archway to a further seating area closest to the kitchen where you will also find the independent ground floor entrance and stairs leading up to the formal entrance to the house. There is also a useful understairs cupboard, outside light and garden tap.

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 :

• A large kitchen/dining room (32ft x 14ft) and an impressive open drawing room/family room provide t
• Situated on Kingsdown Parade, a well-regarded Georgian street situated high up in Kingsdown on the
• Excellent schools including Cotham and BGS, Bristol University and hospitals all nearby
• Ground Floor: independent entrance with a spacious hallway & access to the cellars, kitchen/dining
• Raised Hall Floor: entrance hallway flooded with natural light by the windows on the landings