Property description

A versatile & welcoming 5 double bedroom, substantial family home situated in a prime Henleaze location. Further benefiting from off street parking for at least 2 cars, 2 receptions, plus 26ft kitchen/dining room leading through to conservatory and a wonderful 85ft westerly facing rear garden



GROUND FLOOR

APPROACH:
via block paved landscaped driveway providing off street parking and leading the left hand side of the property where you will find the covered entrance and main front door into the property.

ENTRANCE HALLWAY: - (18'0\" x 5'11\" max inclusive of staircase) (5.48m x 1.81m)
high ceilings with picture rail, staircase rising to first floor landing, exposed stripped period doors leading off to sitting room, family kitchen/dining room and reception 2/music room, further doors access cloakroom/wc and understairs storage cupboard, stripped period floorboards, corner cupboard housing gas meter, radiator and attractive period leaded windows to the front, side and above the front door.

SITTING ROOM: - (front) (15'5\" max into bay x 15'0\" max into chimney recess) (4.70m x 4.58m)
wide bay comprising double glazed timber framed period style windows to front, open fire with wood surround and marble hearth, built in shelving to chimney recesses, high ceilings with original ceiling coving and picture rail, radiator, telephone point and cable tv point.

RECEPTION 2/MUSIC ROOM: - (front) (14'3\" max into bay x 11'2\" max) (4.34m x 3.41m)
bay to front comprising period windows, high ceilings with original coving and picture rail, exposed stripped floorboards and radiator.

FAMILY KITCHEN/DINING ROOM: - (26'8\" x 11'11\") (8.13m x 3.63m)
large sociable kitchen/dining space with a modern fitted kitchen comprising base and eye level cupboards and drawers with granite worktops over, inset 1½ bowl sink and drainer unit, appliance space for range style cooker with built in chimney hood and stainless steel splashback over, further plumbing and appliance space for fridge/freezer, washing machine and dishwasher, integrated stainless steel electric double oven, dining area with ample space for dining table and chairs, feature gas fire, inset spotlights, radiator, built in cupboards to chimney recesses, double glazed door to rear accessing raised terrace and in turn rear garden, further door leads into the conservatory.

CONSERVATORY/GARDEN ROOM: - (13'1\" x 12'10\") (3.98m x 3.90m)
constructed approximately 6 years ago this wonderful room has floor to ceiling glazed panels and bi-folding doors to side accessing the raised terrace and in turn rear garden, tiled floor with underfloor heating, electronically operated skylight window with rain sensor.

UTILITY/STORE: - (8'0\" x 6'7\") (2.45m x 2.01m)
at the bottom of the driveway there is a doorway leading into a utility/store room which in turn has a door leading out to the rear garden and provides handy storage space and space for dryer.

CLOAKROOM/WC: - (6'0\" x 4'9\") (1.83m x 1.45m)
low level wc, wash hand basin with tiled splashbacks and storage cupboards beneath, coat hooks and exposed stripped floorboards.

FIRST FLOOR

LANDING:
a spacious landing with staircase continuing up to the second floor, doors lead off to bedroom 2, bedroom 3, bedroom 4, bedroom 5 and family bathroom/wc, wall mounted thermostat control for central heating and picture rail.

BEDROOM 2: - (front) (15'0\" max into built in wardrobes x 12'0\") (4.57m x 3.66m)
high ceilings with inset spotlights and picture rail, range of built in wardrobes spanning along one wall, attractive part glazed French doors leading out onto a small balcony with windows beside and over overlooking Henleaze Infant School and radiator.

BEDROOM 3: - (rear) (14'4\" x 11'10\" max) (4.36m x 3.61m)
high ceilings with picture rail, built in wardrobe, double glazed windows to rear offering an open westerly aspect enjoying views over neighbouring gardens, exposed stripped floorboards and radiator.

BEDROOM 4: - (12'1\" max into chimney recess x 11'9\") (3.69m x 3.59m)
high ceilings with picture rail, attractive period cast iron fireplace with tiled hearth, exposed stripped floorboards, radiator and double glazed windows to rear offering a similar open outlook as bedroom 3.

BEDROOM 5: - (front) (12'0\" x 11'3\" max) (3.66m x 3.43m)
high ceilings with picture rail, attractive cast iron period fireplace with tiled hearth, period windows to front offering a similar outlook as bedroom 2, radiator and exposed stripped floorboards.

FAMILY BATHROOM/WC: - (7'10\" x 6'1\") (2.39m x 1.85m)
white suite comprising double ended bath with system fed shower over, low level wc with concealed cistern and wash hand basin with cabinet beneath, large double glazed window to side, part tiled walls, inset spotlights, extractor fan, tiled floor, chrome effect heated towel rail.

SECOND FLOOR

LANDING:
electrically operated Velux skylight window with rain sensors providing plenty of natural light through landing and stairwell, oak doors lead off to bedroom 1 and study.

BEDROOM 1: - (23'8\" max taken below sloped ceilings x 11'5\" widening to 19'3\" max into recessed dressing area) (7.22m x 3.48m/5.86m)
fabulous loft converted principal double bedroom with 2 impressive Velux balconies to rear offering a wonderful open westerly aspect over the rooftops of the surrounding area, recessed dressing area with further skylight windows, low level doors accessing eaves storage space, inset spotlights, wood flooring and sliding door leading through to en suite shower room/wc.

En Suite Shower Room/WC: - (9'5\" max into shower enclosure x 6'0\") (2.87m x 1.83m)
a generous en suite shower room with walk in shower enclosure with dual headed system fed shower, low level wc with concealed cistern, 2 bowl style sinks set into counter with storage beneath, bidet, double glazed window to side, inset spotlights, shaver point, tiled floor with underfloor heating and further automatic lighting.

STUDY: - (6'7\" x 6'2\" max taken below sloped ceilings) (2.01m x 1.88m)
useful hideaway study or occasional single bedroom with Velux window to rear and wood flooring.

OUTSIDE

OFF STREET PARKING:
driveway to front providing off road parking for at least two cars.

REAR GARDEN: - (approx 85ft max inclusive of terrace x 40ft tapering down to 25ft) (25.91m x 12.19m/7.62m)
wonderful level lawned rear garden enjoying an open and sunny south westerly side aspect, flower borders either side of lawned sections containing various shrubs and trees with pathway beside leading to the bottom of the garden where there is a seating area, water feature and garden cabin with power and light, further paved seating area closest to the property and steps up to raised terrace providing a perfect outside family and entertaining area closest to the kitchen and conservatory. Outdoor electrical socket, tap and door accessing utility/store.

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 :

• Enjoyed by the current owners for almost 20 years and having undergone much recent improvements inc
• Prime location for families situated directly opposite the highly regarded Henleaze Infant/Junior S
• Ground Floor: wide entrance hallway, 2 reception rooms, sociable family kitchen/breakfast room lead
• First Floor: spacious landing, 4 good sized double bedrooms and family bathroom/wc
• Second Floor: a superb loft conversion with a double bedroom and en-suite plus a separate study roo