Property description

An exquisite and rather special 5 double bedroom (3 with en suite) Victorian semi-detached family home situated on one of Redland's finest roads. Extensively renovated by the current owners in 2009, this high quality home offers a fabulous extended ground floor accommodation, well-stocked 55ft x 25ft south westerly facing level rear garden, off street parking and a garage

Extended and refurbished by 'Moon', a highly regarded Bristol based design and build company. This incredible family home has had no expense spared and won the 'Bristol City Council Best Extension of the Year Award 2009'Located on the sunny side of this sought after and wide leafy road, offering all of the convenience of the city whilst enjoying the peaceful neighbourly feel of this family road. Handy for the local shops and restaurants on Chandos Road and also a level walk to Whiteladies Road, Redland train station and Cotham Gardens Park. Excellent schools including Bristol Grammar and Cotham School are within a mile

GROUND FLOOR

APPROACH:
via landscaped driveway and front garden with path continuing up to the main front door of the house.

ENTRANCE HALLWAY: - (24'4\" x 7'5\" max inclusive of staircase) (7.42m x 2.26m)
high ceilings with original cornice and ceiling rose, engineered oak flooring, radiators and staircase rising to first floor landing. Further door accesses understairs boot cupboard which in turn has a door and staircase leading down to the cellar. Doors radiate to the sitting room, reception 2/family room and kitchen/dining room.

SITTING ROOM: - (front) (19'5\" max into chimney recess x 18'4\" max into bay) (5.92m x 5.59m)
elegant bay fronted sitting room with wonderful high ceilings and original cornice, fireplace with wood burning stove, stone surround and granite hearth, radiators and picture rail.

RECEPTION 2/FAMILY ROOM: - (rear) (18'6\" x 15'3\" max into chimney recess) (5.64m x 4.65m)
wide bay to rear with refurbished period sash windows and working wooden shutters, high ceilings with original ceiling cornice and picture rail, engineered oak flooring, period radiators, wood burning stove with stone surround and granite hearth and wide arched wall connecting through to the kitchen/dining room creating a wonderful social hub of the house.

KITCHEN/DINING ROOM:
(34'0\" x 11'7\" max into chimney recess) (10.36m x 3.53m) contemporary kitchen/dining/living space with fitted kitchen comprising base and eye level white units (designed by Moon) with composite worktop over and inset sink and drainer unit, integrated appliances including separate Miele fridge and fridge/freezer, Miele stainless steel oven with combination oven, dishwasher and Neff 5 ring induction hob with extractor hood, dining area with ample space for dining table and chairs, large central island unit with breakfast bar area, engineered oak flooring, grey framed 'floor to ceiling' sliding glazed doors to side accessing the rear garden, trench underfloor radiators. The kitchen continues seamlessly through to a:

Rear Hallway:
with doors off to cloakroom/wc and utility area and opening out into a purpose built:

Study:
with engineered oak flooring, inset spotlights, low level radiator and floor to ceiling glazed panels enjoying an outlook over the rear garden. Further door leads through to the garage.

CLOAKROOM/WC: - (4'2\" x 3'5\") (1.27m x 1.04m)
low level wc with concealed cistern, wall mounted wash basin with glass tiled splashback, radiator, inset spotlight, extractor fan and obscured glazed floor to ceiling panel providing borrowed light.

UTILITY AREA: - (7'9\" x 4'9\") (2.36m x 1.45m)
range of base and eye level units with worktop over and inset sink and drainer unit, plumbing and appliance space for washing machine and dryer, tiled floor, inset spotlights and radiator.

FIRST FLOOR

LANDING:
with plenty of natural light provided by the high level Velux window over (this Velux window is remotely controlled and has built in rain sensors), staircase continues up to second floor landing and doors lead off to bedroom 1, bedroom 2 and bedroom 3/guest suite and family bathroom/shower/wc.

BEDROOM 1: - (front) (19'4\" max inclusive of en suite x 14'6\") (5.89m x 4.42m)
a light and airy principal bedroom with feature arched period windows to front offering a leafy and open outlook over a wide section of Fernbank Road, high ceilings with original cornice and picture rail, feature fireplace with period surround and slate hearth, radiators, alarm control panel and door accessing:

En Suite Shower Room/wc: - (6'7\" x 3'9\") (2.01m x 1.14m)
creatively designed en suite enclosure with system fed shower, low level wc with concealed cistern, wash hand basin with cabinet beneath, tiled walls and floor, built in cabinet and automatic lighting.

BEDROOM 2: - (rear) (16'0\" max into chimney recess x 15'1\") (4.88m x 4.60m)
generous double bedroom to the rear of the property with large sash window offering a pleasant outlook over neighbouring gardens, high ceilings with ceiling coving and picture rail, boarded fireplace with period surround and radiator.

BEDROOM 3/GUEST SUITE: - (15'2\" x 11'8\" max into chimney recess) (4.62m x 3.56m)
double bedroom with adjoining dressing room and en suite making it an ideal guest room and offering a large sash window to rear, high ceilings with original ceiling coving and radiator. Door opening leads down a half flight of steps into:

Dressing Area:
built in wardrobes either side, inset spotlights, engineered oak flooring and glass door leading through to:

En Suite Shower Room/wc: - (9'2\" x 7'7\" max inclusive of boiler cupboard) (2.79m x 2.31m)
contemporary en suite shower room with walk in oversized shower enclosure with system fed shower, low level wc with concealed cistern, wall mounted wash basin with glass tiled splashback, tiled flooring with underfloor heating, Velux skylight window and wide obscured side window, heated towel rail and door accessing Boiler Cupboard housing wall mounted gas boiler and pressurised hot water tank.

FAMILY BATHROOM/WC:l - (10'0\" x 7'2\") (3.05m x 2.18m)
stylish family bathroom comprising a double ended panelled bath with wall mounted mixer taps, shower enclosure with system fed shower, low level wc and pedestal wash basin, stone tiled floor with underfloor heating, dual aspect windows to front and side, inset spotlights, extractor fan and heated towel rail.

SECOND FLOOR

LANDING:
Velux skylight window flooding the landing and stairwell below with natural light and doors off to bedroom 4 and bedroom 5.

BEDROOM 4: - (rear) (16'5\" x 14'6\" max into recess and taken below any sloped ceilings) (5.00m x 4.42m)
generous double bedroom with double glazed windows to rear, low level doors accessing built in storage and door through to:

En Suite Shower Room/wc: - (9'10\" max into shower enclosure x 6'0\") (3.00m x 1.83m)
modern fitted shower room comprising oversized shower enclosure with system fed shower, low level wc with concealed cistern, wall mounted wash basin, tiled floor with underfloor heating, heated towel rail, shaver point, double glazed windows to rear and small door giving access to partially boarded loft storage space.

BEDROOM 5: - (front) (15'5\" into chimney recess x 10'9\" max into recess below sloping ceiling) (4.70m x 3.28m)
period fireplace, double glazed wooden casement windows, radiator, eaves cupboards.

OUTSIDE

CELLARS: - (27'3\" x 7'3\" inclusive of staircase) (8.30m x 2.21m)
a staircase leads down from the understairs boot cupboard into a useful cellar storage area occupying the space beneath the entrance hallway.

FRONT GARDEN & OFF STREET PARKING:
beautifully landscaped front garden with gated cobbled driveway providing off street parking for at least two vehicles, lawned sections with well stocked curved edged flower borders, pathway continuing up to the main front door of the property and gated side access through to the rear garden.

REAR GARDEN: - (approx 55ft x 25ft) (16.76m x 7.62m)
totally landscaped rear garden absorbing and enjoying a sunny south westerly aspect flooding the kitchen/dining and family space with natural light, generous patio seating area closest to the kitchen, level lawned sections, flower borders containing various plants and Acer tree, built in corner bench seat, secure door accessing garage, useful side return courtyard with a garden shed, space for bins and recycling and secure gated door to the front driveway. Trees at the bottom of the garden offer privacy from neighbouring houses on Elliston Road.

GARAGE: - (18'10\" x 13'3\" max inclusive of log store) (5.74m x 4.04m)
recently built garage (2009) with electric up and over door accessing vehicular rear access lane between Fernbank Road and Eliiston Road, built in log store to one side, power and light and door through to the rear garden. Shed.

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: wide welcoming entrance hallway, elegant bay fronted sitting room with wood burning s
• First Floor: landing, bedroom 1 with cleverly designed en suite shower room/wc, bedroom 2, bedroom
• Second Floor: landing, bedroom 4 with en suite shower room/wc and bedroom 5
• Off street parking for 2 cars plus a generous single garage
• A magnificent home of true quality in an enviable location