Property description

BEST AND FINAL OFFERS TO BE RECEIVED BY 12 MIDDAY ON MONDAY 25TH JANUARY 2016. PLEASE CONTACT THE OFFICE TO RECEIVE A LETTER EXPLAINING THE PROCEDURE

A very handsome and tastefully presented 5/6 bedroom, 3/4 reception Victorian period semi-detached family house with off street parking and a generous 46ft x 25ft walled rear garden in a highly favourable neighbourhood in close proximity to Whiteladies Road, Cotham Hill and Chandos Road

GROUND FLOOR

APPROACH:
via ornate iron gate on stone pillars along pretty gently curving paviored pathway through front garden and alongside residence to recessed main front entrance door with overlights and side screens, outside light.

ENTRANCE HALLWAY: - (18'5\" x 6'2\") (5.61m x 1.88m)
very welcoming hallway with doors leading off to the kitchen/dining rooms, living room, study/reception 3, steps lead down to the lower ground floor, ornate ceiling cornicing, attractive stairwell rises to the first floor, period style radiator, natural stone floor, under floor heating.

KITCHEN/BREAKFAST ROOM: - (18'7\" x 12'5\") (5.66m x 3.78m)
stunning room with high ceilings, ornate ceiling cornicing, original ceiling rose, large bay window to the rear elevation comprising 3 sash windows with an open outlook of the rear garden with an attractive walnut window seat with additional storage beneath, steps and large opening with glass and steel balustrade opening into the dining room. Kitchen comprises large range of wall and base units in walnut incorporating a granite working surface and a breakfast bar, glass upstands and kitchen island, stainless steel sink unit and Franke mixer tap, additional stainless steel sink and waste disposal unit, integrated dishwasher, high level Miele oven and coffee machine (plumbed in), 5 ring induction electric hob and a contemporary extractor fan above, 2 kick panel heaters, American style fridge/freezer, under floor heating, steps lead down into:

DINING ROOM: - (14'7\" x 8'4\") (4.45m x 2.54m)
fantastic dining room for entertaining linking in with the kitchen and also with 2 large wooden double glazed doors opening immediately out onto wooden decking, recessed spotlights, continuation of stone floor, under floor heating.

SITTING ROOM: - (17'3\" x 12'3\") (5.26m x 3.73m) l
ovely bright characterful room with bay window to front elevation with 3 large sash windows incorporating working shutters, high ceilings, ornate ceiling cornicing and ceiling rose, picture rail, radiator, exposed wooden flooring, handsome marble fireplace with cast iron inset and gas flame effect fire, slate hearth.

STUDY/RECEPTION 3: - (13'4\" x 8'4\") (4.06m x 2.54m)
large sash window to the front elevation complete with working shutters, ornate ceiling cornicing, picture rail, exposed wooden flooring, marble fireplace with cast iron inset and hearth.

DOWNSTAIRS WC:
continuation of natural stone flooring, recessed spotlight, low level wc, sink unit set on a floating wooden shelf.

LOWER GROUND FLOOR


With restricted ceiling height min 6'1\"/1.85m

APPROACH:
internally via the entrance hallway with a short staircase down or externally via door from the utility room and rear garden which also has side access through the front of the property thereby allowing independent access to the lower ground floor rooms without necessarily going through the main part of the house.

HALLWAY:
doors lead off to the utility, cinema room/reception 4, bedroom 6 and shower room/wc, understairs cupboard currently housing the tumble dryer.

RECEPTION ROOM 4/CINEMA ROOM: - (17'1\" x 11'8\") (5.20m x 3.56m)
casement windows to the front elevation, radiator and cupboards discreetly housing the fuse box and gas meters.

BEDROOM 6: - (13'0\" x 7'6\") (3.96m x 2.29m)
casement window to the front elevation, radiator, perfect guest suite with living area and shower room nearby.

SHOWER ROOM/WC: - (6'8\" x 5'3\") (2.03m x 1.60m)
a contemporary and recently fitted shower room with low level wc, wall mounted wash hand basin (both Duravit), heated towel rail, tiled floor and walls, extractor fan and generous shower cubicle with electric shower, recessed spotlights.

UTILITY ROOM: - (18'0\" x 10'6\") (5.49m x 3.20m)
tiled floor, casement windows to the side elevation, bay window to the rear elevation comprising wooden casement double glazed door and windows lead directly out into the rear garden, radiator, recessed spotlights. Boiler Cupboard with fitted shelving, wall mounted Worcester boiler with pressurised heating system and large hot water tank, space and plumbing for washing machine.

FIRST FLOOR

LANDING:
doors lead off to bedrooms 1, 2, 3 4 and bedroom 5/dressing room.

BEDROOM 1: - (14'4\" into bay x 12'1\" into chimney recess) (4.37m x 3.68m)
a sumptuous master suite, lovely bay window to the front elevation comprising 3 sash windows and with ornamental radiator cover and further storage beneath, exposed wooden flooring, painted fireplace with cast iron inset, slate hearth, ornate ceiling cornicing. Doorway into dressing room.

En Suite Shower Room/wc: - (7'5\" x 4'1\") (2.26m x 1.24m)
high specification en-suite with Porcelanosa fittings and tiling, wet room style large shower cubicle with mains fed shower and additional hand held shower fitment, heated towel rail, wall mounted wash hand basin, low level wc, extractor fan, recessed spotlights, heated floor and recessed shelf.

BEDROOM 5: - (currently used as a dressing room) (13'6\" x 8'9\") (4.12m x 2.67m)
'Jack and Jill' door goes through from the master bedroom into bedroom 5 to allow either a dressing room or could easily be closed to allow for access from the hallway. Currently used as a dressing room with sash window to the front elevation, fitted wardrobes and units, painted fireplace and cast iron inset.

BEDROOM 2: - (15'5\" x 12'6\") (4.70m x 3.81m)
spacious room with large bay window to the rear elevation comprising 3 sash windows with a nice outlook over the rear garden, ceiling cornicing, painted wooden fireplace with cast iron inset and hearth, radiator, exposed wooden flooring.

BEDROOM 3: - (15'6\" x 8'11\") (4.72m x 2.72m)
large sash window to the rear elevation with views over the rear garden, pretty fireplace, radiator.

FAMILY BATHROOM/SHOWER/WC: - (8'1\" x 7'11\") (2.46m x 2.41m)
attractive and contemporary bathroom with Porcelanosa fittings and tiling, wall mounted wash hand basin, low level wc, wet room style shower and shower screen, large double ended bath with mixer tap and hand held shower fitment, 2 obscured sash windows to the side elevation, recessed spotlights, heated floor.


Stairs rise up to:

BEDROOM 4: - (currently used as an office) (15'5\" x 8'10\") (4.70m x 2.69m)
stairs rise up to a charming room with sash window to the rear elevation, double glazed Velux window to the side elevation, exposed flooring, small pretty cast iron fireplace and hearth, radiator, period style exposed wooden storage, access into the loft storage area which has been boarded and has a skylight.

OUTSIDE

GARDENS:

Front: - (approx 25ft wide x 18ft deep) (6.10m x 7.62m)
pavioured hardstanding providing off street parking for one vehicle and pathway running to the front entrance door, low boundary wall, attractive box hedgerow and handy storage space for bins.

Rear: - (approx 46ft x 26ft) (14.02m x 7.92m)
a spacious walled garden intelligently designed with a raised deck (and very handy storage underneath) accessing the dining room. Patio accessing the utility room, very useful side access to the front of the house, outside tap. The remainder of the garden is laid as lawn with flower and shrub borders.

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 :

• Generous and well-appointed family accommodation with 4/5 bedrooms, 3 reception rooms over 2 primar
• PLUS excellent flexible lower ground floor rooms fully integrated & providing extra family space, g
• The interior enjoys a fine and civilised atmosphere retaining many period features and is finished
• A highly prized location set in a discreet side road and with easy reach of Whiteladies Road & Clif
• A variety of local independent shops, bars and some excellent restaurants in Cotham Hill and Chando