Property description

GUIDE PRICE RANGE: £635,000 - £685,000.
A handsome 4 bedroom (was 5 bedrooms), 3 reception early Edwardian period family town house (circa 2,300 sq. ft.) with a 35ft walled town garden, favourably located near the Downs, Whiteladies Road and within circa 600 metres of both Westbury Park Primary and Redland Green School.



GROUND FLOOR

APPROACH:
via gate and pathway through front garden to double glazed front entrance door with stained glass arched fanlight over.

ENTRANCE VESTIBULE:
tessellated floor, dado rail, ceiling cornice, gas meter box, electricity meter cupboard, double doors and overlight with stained glass inserts.

RECEPTION HALL & REAR PASSAGE: - (overall dimensions inclusive of staircase 23'10\" to door into kitchen x 4'5\" min/6'0\" max) (7.26m x 1.35m/1.83m)
ceiling cornice, picture rail, traditional staircase with handrail and balustrade rising to upper floors, cupboard understairs, radiator.

SITTING ROOM: - (front) (19'2\" max into bay x 14'9\" max into chimney recess) (5.84m x 4.50m)
wide semi-circular bay with sash windows, ornate ceiling cornice, picture rail, tiled fireplace, radiator.

DINING ROOM: - (rear) (13'2\" max into chimney recess x 13'1\") (4.01m x 3.99m)
picture rail, tiled fireplace, old dresser with drawers and shelved cupboards, shelves/cupboards built into chimney recesses, radiator, window hatch through to kitchen, double glazed door and side windows out to enclosed External Courtyard with cold tap.

KITCHEN: - (side/rear) (9'2\" x 8'0\") (2.79m x 2.44m)
kitchen base and wall units with drawers, cupboards and worksurfaces, stainless steel double drainer sink unit with double glazed window above, gas cooker connection, boiler cupboard with gas boiler and timer/programmer, double glazed window lights borrowing light from family room.

FAMILY ROOM (or GROUND FLOOR BEDROOM): - (rear) (14'0\" max into bay x 13'6\") (4.27m x 4.11m)
ornate ceiling cornice, picture rail, bay with sash windows and double glazed overlight and double doors opening out to rear garden, radiator, door off to:-

En-Suite Shower Room/WC: - (10'8\" x 5'8\" max) (3.25m x 1.73m)
fully tiled walls, white suite, low level wc, hand basin with mixer tap, bidet, corner shower enclosure with Mira system fed shower unit, radiator, casement window, louvre window, plumbing for washing machine, gas hot water boiler (which services this shower room), radiator, access hatch to ceiling void, light/shaver point.

FIRST FLOOR

LANDING:
ceiling access hatch to void above.

BEDROOM 1: - (front) (19'0\" max into bay x 15'7\" max into chimney recess) (5.79m x 4.75m)
wide bay with sash windows, ceiling cornice, picture rail, fine period fireplace with decorative surround/overmantel and iron/tiled insert and fire basket, cupboard and drawer built into one chimney recess, opening through to:-

DRESSING ROOM/GLORY HOLE: - (front) (12'8\" x 4'0\") (3.86m x 1.22m)
sash window.

BEDROOM 2: - (rear/middle) (13'4\" max into chimney recess x 13'0\") (4.06m x 3.96m)
fine period fireplace with decorative surround/overmantel and iron/tiled insert, fire basket and tiled hearth, cupboards and drawer built into one chimney recess, sash window, wash hand basin, radiator.

BEDROOM 3: - (rear) (13'6\" into rear of built-in wardrobes x 11'0\") (4.11m x 3.35m)
sash window, range of built-in wardrobes/cupboards with sliding/folding doors, radiator.

BATHROOM/WC: - (side/rear) (9'4\" x 8'2\") (2.84m x 2.49m)
suite comprising panelled bath in tiled surrounds with handheld shower attachment and bracket over bath, bidet, low level wc, large hand basin, plumbing for washing machine, double glazed windows, Velux double glazed opening skylight window, light/shaver point. Airing Cupboard with linen shelving and lagged hot water cylinder serviced by boiler.

SECOND (TOP) FLOOR

LANDING:
staircase continues rising via a half landing, double glazed window.

BEDROOM 4: - (front) (20'2\" max measured into chimney recess and wall within built-in storage area at 4'4\"/1.32m min height above floor level x 14'7\") (6.15m x 4.45m)
sash windows, fine period fireplace with decorative surround/overmantel and iron/tiled insert and fire basket, night storage heater, built-in dressing closet and storage area.

BEDROOM 5 originally, now arranged as a LOBBY, KITCHEN & BATHROOM/WC: - (total overall dimensions as one single room 13'3\" max into chimney recess x 13'2\") (4.04m x 4.01m):-

Kitchen: - (13'2\" x 8'6\" max into chimney recess) (4.01m x 2.59m)
stainless steel single drainer sink unit, drawer cabinet with work surface, electric cooker connection, shelves built into one chimney recess, sash window with some far reaching vistas.

Bathroom/WC: - (8'0\" min x 4'8\") (2.44m x 1.42m)
white suite, panelled bath in tiled surrounds, wash basin, low level wc with concealed cistern, extractor fan.

OUTSIDE

GARDENS:

Front: - (approx 13ft depth from garden gate to front of bay x 17ft wide in mid-point of garden) (3.96m x 5.18m)
curving pathway with brick paviors and front garden gate, paved terrace area with surrounding flower beds with a profusion of shrubs, bushes and flowering plants, border to other side with bushes, boundary walls to front and one side, fencing to other side.

Rear: - (35ft deep x 20ft wide behind house narrowing to 18ft) (10.67m x 6.10m/5.49m)
paved terraced area for sitting out immediately behind the house, paved pathways, grassed and bordered areas now a little overgrown with various shrubs, bushes, flowering plants etc, boundary walls. Conservatory: (11'6\" x 6'6\") (3.51m x 1.98m), useful brick garden shed (9'10\" x 7'9\") (3.00m x 2.36m). Door to lane leading to Coldharbour Road.

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 :

• Has charm and character with retained period features. Lots of space with good sized rooms over th
• Exciting scope for updating and refurbishment to suit own requirements.
• Favoured location: on the top section of Redland Road close to the Downs, convenient for access to
• Ground Floor: entrance vestibule, reception hall, sitting room, dining room, family room (or could
• First Floor: landing, bedroom 1, dressing room/glory hole, bedroom 2, bedroom 3, bathroom/wc