Property description

An extended and tastefully renovated 5 bedroom detached family home situated within just 300 metres of Elmlea School. This property benefits from an open and sociable living space with bi-folding doors leading onto a 56ft x 45ft rear garden as well as off street parking and a garage

Highly prized location within just 300 metres of Elmlea School and enjoying an elevated position with views over the surrounding area, also handy for the local shops and amenities of Stoke Lane and Westbury-on-Trym village



GROUND FLOOR

APPROACH:
via sloped driveway leading up the left hand side of the property beside front garden and several steps continue then up to the central entrance and main front door to the property.

ENTRANCE HALLWAY: - (14'3\" x 7'9\" max inclusive of staircase) (4.34m x 2.36m)
original staircase rising to first floor landing with inset low level spotlights, wide wall opening leading into the kitchen/breakfast room creating an open and sociable feel, doors lead off to sitting room, useful understairs cupboard and wc/utility, inset spotlights, radiator and telephone point.

SITTING ROOM: - (19'9\" x 12'0\") (6.02m x 3.66m)
generous sitting room with sliding double glazed doors to front leading seamlessly out onto a decked terrace affording wonderful rooftop views over the surrounding area towards Stoke Bishop and Sneyd Park, inset ceiling lighting and recessed alcove shelving with spotlights, feature log burning stove with granite hearth, oak flooring and folding part glazed oak doors leading through to family/garden room.

FAMILY/GARDEN ROOM: - (28'1\" x 10'0\" max) (8.56m x 3.05m)
2 sets of bi-folding doors to rear offering seamless level access onto the rear garden, further high level feature window affording plenty of natural light, inset spotlights, wiring for surround sound speaker system, Travertine tiled flooring with underfloor heating (off the central heating system) and wide wall opening leading round into the kitchen/breakfast room, again enhancing this property's sociable layout and open feeling.

KITCHEN/BREAKFAST ROOM: - (21'9\" max into bay x 14'1\") (6.63m x 4.29m)
modern range of fitted kitchen units comprising base and eye level cupboards and drawers with granite worktops over and inset sink and drainer unit, integrated Smeg stainless steel eye level double oven and 5 ring gas hob with chimney hood over, built in dishwasher and 2 fridge/freezers, ample space for dining table and chairs, wide bay window to front offering similar views as the sitting room, 2 period stained glass windows to side and feature chimney recess, radiator, limestone tiled flooring and wide wall opening connecting back through to the entrance hallway.

CLOAKROOM/UTILITY:
low level wc, pedestal wash basin, plumbing and appliance space for washing machine with built in shelving over, thermostat controls for central heating, extractor fan, tiled flooring, radiator and inset spotlight. Alarm control panel.

FIRST FLOOR

LANDING:
spacious L shaped landing with inset spotlight and further natural light provided by a light tube, loft hatch with pull down ladder providing access to a generous loft storage space, contemporary oak doors access all 5 bedrooms and the family bathroom/wc.

BEDROOM 1: - (rear) (20'1\" x 10'0\" max inclusive of built in wardrobes) (6.12m x 3.05m)
a stylish bedroom with large double glazed windows to rear enjoying a pleasant outlook over the rear garden, further high level window to side offering wonderful roof top views over the surrounding areas, contemporary upright radiator, inset spotlights, generous recessed built in wardrobes with automatic lighting and wall opening leading through to:

En Suite Bathroom/wet room/wc: - (9'10\" x 7'7\") (3.00m x 2.31m)
a stylish 'Porcelanosa' fitted en suite comprising a double ended contemporary bath with wall mounted mixer taps, walk in wet room shower enclosure with system fed rainhead shower, low level wc, wall mounted wash hand basin, tiled walls, inset spotlights, chrome effect heated towel rail, extractor fan and double glazed aluminium framed window to rear.

BEDROOM 2: - (front) (13'0\" x 12'0\" plus walk way and en suite) (3.96m x 3.66m)
a double bedroom to the front of the property with large double glazed windows enjoying an elevated position and wonderful views over the roof tops of Westbury-on-Trym towards Stoke Bishop and Sneyd Park, radiator, inset spotlights, recessed wardrobe and wall opening leading through to the en suite wetroom/wc.

En Suite Wetroom/wc: - (8'2\" x 5'10\") (2.49m x 1.78m)
'Porcelanosa' fitted walk in wet room enclosure with glass screen and rainhead shower over, light tube providing natural light, low level wc, wall mounted wash basin, chrome effect heated towel rail, inset spotlights, extractor fan and tiled walls and floor.

BEDROOM 3: - (front) (12'2\" x 10'2\") (3.71m x 3.10m)
a double bedroom with double glazed windows to front offering a similar elevated open view as bedroom 2, further window to side, radiator and inset spotlights.

BEDROOM 4: - (front) (10'0\" x 8'8\") (3.05m x 2.64m)
inset spotlights, double glazed windows to front enjoying open views similar to bedrooms 2 and 3, radiator and recessed cupboard.

BEDROOM 5/STUDY: - (9'0\" x 7'5\") (2.74m x 2.26m)
double glazed window to rear, radiator and inset spotlights.

FAMILY BATHROOM/WC: - (8'0\" x 5'7\") (2.44m x 1.70m)
'Porcelanosa' fitted bathroom with white suite comprising bath with rainhead shower over, wall mounted taps, low level wc, wall mounted wash basin, inset spotlights, chrome effect heated towel rail, built in mirror and light tube providing natural light.

OUTSIDE

OFF STREET PARKING & GARAGE:
there is a landscaped tarmaced driveway with inset low level lighting leading up to the property providing off street parking for at least 2 cars. There is also a single garage with up and over door accessed from Great Brockeridge.

GARDENS:

Front:
generous lawned front garden with flower borders containing various shrubs and trees leading up to the property where there is a wonderful walled decked terrace accessed directly off the sitting room providing a lovely private and sunny seating area.

Rear: - (approx 56ft x 45ft) (17.07m x 13.72m)
beautifully landscaped rear garden with large polished limestone seating area closest to the property perfect for entertaining, barbequing etc with built in bench seat, outdoor inset low level lighting and steps lead up to a generous lawned garden with further decked seating area, play area, garden shed and flower borders, useful gated side access to the front of the property.

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: entrance hallway with wide wall opening leading through to a 21ft x 14ft kitchen/brea
• First Floor: landing, bedroom 1 with magnificent views, built in wardrobes and stylish en suite bat
• Renovated and extended by the current owners in 2007/08, this fabulous and individual property enjo