Property description

An elegant, modern, 4 double bedroom, three storey Georgian style townhouse with allocated off-street parking for two cars and charming south-easterly facing fully enclosed town garden, occupying a prime location within the highly prized and historic Kingsdown Conservation Area. To be sold with no onward chain.



GROUND FLOOR

APPROACH:
a wooden pedestrian gate opens onto the front garden which in turn leads to the front door. Six-panelled wooden front door with arched fanlight and external wall light, opening to:-

ENTRANCE VESTIBULE:
entrance mat, moulded skirtings, coat hooks, coved ceiling, ceiling light point, mains switchboard control. Six-panelled door with brass door furniture and moulded architraves, opening to:-

KITCHEN/BREAKFAST ROOM: - (14'4\" x 13'4\" max measurements) (4.37m x 4.06m)
comprehensively fitted with an array of base and eye level units with a combination of drawers and cabinets. Granite effect roll edged worktop surfaces, inset stainless steel centre sink with draining board to side and mixer tap over, splashback tiling and pelmet lighting. Integral electric oven with 4 ring gas hob and extractor hood over. Integral fridge and freezer. Additional space for tall fridge/freezer, space for dishwasher, tiled effect flooring, ceiling light point, radiator, moulded skirtings. Hardwood double glazed multi-paned sash window overlooking the front garden. Six-panelled door with brass door furniture and moulded architraves, opening to:-

INNER HALL:
turning staircase ascending to the first floor landing, moulded skirtings, coved ceiling, ceiling light point. Large understairs storage cupboard with coat hooks, shelving and light point. Additional cupboard with space and plumbing for washing machine and tumble dryer. Six-panelled doors with brass door furniture and moulded architraves, opening to:-

CLOAKROOM/WC:
comprising: low level wc and pedestal wash hand basin with mixer tap and splashback tiling. Tiled effect flooring, moulded skirtings, coved ceiling, ceiling light point, extractor fan.

BEDROOM 4/DINING ROOM: - (14'5\" x 10'0\") (4.39m x 3.05m)
hardwood double glazed multi-paned sash window to the rear elevation, vertical radiator, moulded skirtings, coved ceiling, wall light point, ceiling light point. Six-panelled door with arched fanlight opening externally to the rear elevation (this could also be used as the main entrance depending upon one's preference).

FIRST FLOOR

LANDING:
part galleried over the stairwell and with a further turning staircase ascending to the second floor landing. Ceiling light point, moulded skirtings, coved ceiling. Six-panelled doors with brass door furniture and moulded architraves, opening to:-

SITTING ROOM: - (14'4\" x 13'5\") (4.37m x 4.09m)
hardwood double glazed multi-paned sash window to the front elevation with smaller windows to either side, engineered oak flooring moulded skirtings, coved ceiling, radiator, ceiling light point, three wall light points.

BEDROOM 2: - (14'4\" x 10'0\") (4.37m x 3.05m)
hardwood double glazed multi-paned sash window to the rear elevation, radiator, moulded skirtings, coved ceiling, ceiling light point, fitted shelving.

FAMILY BATHROOM/WC:
comprising; low level wc; pedestal wash hand basin with mixer tap; panelled bath with shower screen plus mixer tap and handheld telephone style shower attachment. Fully tiled walls, double opening mirrored medicine cabinet, radiator, moulded skirtings, ceiling light point, extractor fan.

SECOND FLOOR

LANDING:
part galleried over the stairwell, radiator, coved ceiling, ceiling light point, loft access. Large airing cupboard housing floor standing combination boiler which provides central heating and mains fed domestic hot water, slatted shelving, ceiling light point. Six-panelled doors with brass door furniture and moulded architraves, opening to:-

BEDROOM 1: - (14'4\" x 13'6\" max measurements) (4.37m x 4.11m)
hardwood double glazed multi-paned sash window to the front elevation which enjoys a pleasant outlook, moulded skirtings, coved ceiling, radiator, ceiling light point. Door to:-

En-Suite Shower Room:
comprising: low level dual flush wc; circular wash hand basin with mixer tap on wash stand with double cupboard below and splashback tiling; large walk-in shower cubicle with glass screens, built-in shower unit and overhead circular shower plus fully tiled surround with mosaic effect strip. Tiled flooring, heated towel rail/radiator, double opening mirrored medicine cupboard, ceiling light point, extractor fan.

BEDROOM 3: - (14'4\" x 10'1\") (4.37m x 3.07m)
hardwood double glazed multi-paned sash window to the rear elevation, moulded skirtings, coved ceiling, radiator, ceiling light point.

OUTSIDE

ALLOCATED OFF-STREET PARKING:
there are two allocated off-street parking spaces. As you drive into the communal parking area from Kingsdown Parade the first space is the 5th one to the left, the second space is against the far left wall and is second from the left.

FRONT GARDEN: - (38'4\" x 14'4\") (11.68m x 4.37m)
being fully enclosed by timber fencing and currently designed for ease of maintenance with brick pavior. There is significant scope for further enhancement but presently with ample space for garden furniture, potted plants and barbecuing etc. Large garden shed ideal for garden equipment and bikes.

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 property6.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 buyer7.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 :

• Superb central city location:- close to the city centre yet high up above it and handy for the Bris
• Also handy for Cotham Gardens Park and excellent schools including Colston´s Primary, Cotham
• Ground Floor: entrance vestibule, kitchen/breakfast room, inner hall, bedroom 4/dining room, cloak
• First Floor: landing, sitting room, bedroom 2, family bathroom.
• Second Floor: landing, master bedroom with en-suite shower room, bedroom 3 (4 bedrooms in total).