Property description

BEST & FINAL OFFERS TO BE RECEIVED BY 12 MIDDAY ON THURSDAY 5TH NOVEMBER 2015. PLEASE CONTACT THE OFFICE TO REQUEST A LETTER EXPLAINING THE PROCEDURE

GUIDE PRICE RANGE: £545,000 - £595,000
Occupying an elevated position with far reaching views; an imposing 4 bedroom (was formerly 5 bedrooms), 2 reception room, end of terrace Edwardian period family town house (circa 2,390 sq. ft.) with front and rear town garden, favourably located near the Downs, Whiteladies Road and within circa 600 metres of both Westbury Park Primary and Redland Green School. Upvc double glazing and central heating. Has charm and character with retained period features. Lots of space with good sized rooms over three floors. Adaptable and flexible. Exciting scope for updating and refurbishment to suit own requirements.Favoured location: on the beginning of the top section of Redland Road close to the Downs, convenient for access to local shops and amenities of Westbury Park as well as Blackboy Hill/Whiteladies Road and access to central areas. Highly regarded schools within circa 600 metres including Redland Green School and Westbury Park Primary.



GROUND FLOOR

APPROACH:
via easy maintenance front garden with feature arched front entrance. Obscure upvc double glazed front door with matching side panels and fanlight, opening to:-

RECEPTION HALL: - (overall dimensions inclusive of staircase 19'8\" to door into kitchen x 7'5\") (5.99m x 2.26m)
simple moulded cornicing, dado rail, tall moulded skirtings, traditional turning staircase with handrail rising to upper floors, cupboard understairs, radiator, ceiling light point.

DRAWING ROOM: - (15'11\" x 14'5\") (4.86m x 4.40m)
simple moulded cornicing, picture rail, tall moulded skirtings, box bay window to the front elevation comprising seven multi-paned style windows, two radiators, ceiling light point, wide archway leading to:-

DINING ROOM: - (16'3\" x 13'0\") (4.95m x 3.96m)
simple moulded cornicing, picture rail, tall moulded skirtings, virtually full height bay window to the rear elevation comprising three windows and central sliding door with side panel leading out onto the garden, additional bay window to the side elevation with secondary glazing, two radiators, ceiling light point. Door returning to the reception hall.

KITCHEN/BREAKFAST ROOM: - (26'10\" x 8'9\") (8.17m x 2.67m)
kitchen base and wall units with drawers, cupboards, shelving and work surfaces, stainless steel double drainer sink unit with draining board to side and mixer tap with secondary glazed bay window above, splashback tiling, pantry cupboard, gas fired Ideal Mexico condensing boiler, space for tall fridge/freezer, space and plumbing for washing machine, moulded skirtings, picture rail, ceiling light point. Integral appliances including 4 ring gas hob, extractor hood, electric oven, grill and fridge.

REAR HALL:
obscure glazed window to the rear elevation, ceiling light point. Obscure upvc double glazed door opening externally to the rear garden.

SEPARATE WC:
low level dual flush wc, ceiling light point, obscure glazed window to the rear elevation.

FIRST FLOOR

LANDING:
tall moulded skirtings, picture rail, ceiling light point, turning staircase rising to second floor, airing cupboard housing hot water cylinder with slatted shelving.

BEDROOM 1: - (18'4\" x 13'1\") (5.60m x 3.99m)
simple moulded cornicing, picture rail, tall moulded skirtings, box bay window to the front elevation enjoying far reaching views of Bristol with seven multi-paned style windows, radiator, two ceiling light points. Wide walkway leading to:-

DRESSING ROOM: - (16'3\" x 13'1\") (4.95m x 3.99m)
formerly another double bedroom and still with door returning to the landing. Simple moulded cornicing, picture rail, tall moulded skirtings, window to the rear elevation, radiator, two ceiling light points.

BEDROOM 4: - (10'5\" x 9'0\") (3.18m x 2.74m)
two windows to the front elevation with far reaching city views, picture rail, moulded skirtings, chimney breast with recesses to either side, radiator, ceiling light point.

FAMILY BATH/SHOWER ROOM: - (9'7\" x 5'7\") (2.92m x 1.70m)
panelled bath with twin hand grips, mixer tap and handheld shower attachment, pedestal wash hand basin with hot and cold water taps, built-in shower cubicle with wall mounted shower unit and handheld shower attachment, fully tiled walls, radiator, ceiling light point.

SEPARATE WC:
low level wc, moulded skirtings, dado rail, window to the rear elevation, ceiling light point.

SECOND FLOOR

PART GALLERIED LANDING:
canopied ceiling with Velux window to the rear elevation, two useful storage rooms, dado rail, moulded skirtings, ceiling light point.

BEDROOM 2: - (16'6\" x 15'6\") (5.03m x 4.72m)
canopied ceiling and window to the front elevation with distant views of the city towards countryside, radiator, moulded skirtings, ceiling light point.

BEDROOM 3: - (16'8\" x 15'6\") (5.09m x 4.72m)
canopied ceiling with window to the rear elevation, radiator, moulded skirtings, ceiling light point.

OUTSIDE

GARDENS:

Front: - (approx 24ft x 22ft) (7.32m x 6.71m)
designed for ease of maintenance with central water feature (no longer in use) and box hedging, divided into shallow tiers with a combination of brick and pebbled paving, enclosed by dwarf brick walls with shrub beds and clipped hedging.

Rear: - (approx 32ft x 26ft) (9.75m x 7.92m)
divided into two paved sections and fully enclosed on three sides. Wrought iron pedestrian gates giving side and rear access. Garden shed and outside water tap. Ample space for garden furniture, potted plants and barbecuing etc.

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: reception hall, drawing room, dining room, kitchen/breakfast room, rear hall, separat
• First Floor: landing, bedroom 1 with wide opening to dressing room (formerly another double bedroom
• Second Floor: part galleried landing, two double bedrooms, two useful storage rooms.
• Outside: front garden (approx 24ft x 22ft), enclosed rear garden (approx 32ft x 26ft) including gar
• To be sold with no onward chain making a prompt move possible.