Property description

PRICE GUIDE RANGE: £1,000,000 - £1,125,000.
A handsome and exceptionally spacious Victorian semi-detached family house of 3500 sq ft with an attractive Bath stone façade, south facing garden and ample off street parking - 5 double bedrooms plus a sizeable 2 double bedroom apartment currently rented but could provide extra family space, au pair accommodation or office/working from home space..



HALL FLOOR

APPROACH:
steps lead up to the entrance door, porch and hall.

ENTRANCE PORCH: - (8'3\" x 5''1\") (2.51m x 1.55m)
lovely original hardwood front door with overlight, opens into an attractive entrance hallway with an arched sash window to the side elevation, ceiling cornicing, period arch, partially glazed period door opening into the entrance hallway. Wall and base units incorporating working surface, excellent storage and houses the boiler. Fuse box for electrics.

ENTRANCE HALL: - (22'2\" measured to the front of the understairs storage x 7'10\") (6.76m x 2.39m)
handsome and spacious entrance hall with stairs leading up to the first floor, doors open to the kitchen/dining/family room, drawing room and study and to the downstairs wc via understairs storage area, engineered oak wooden floor, radiator, ceiling cornicing, picture rail.

KITCHEN/DINING/FAMILY ROOM: - (25'6\" measured into chimney recess x 14'9\") (7.77m x 4.50m)
a stunning family space, lovely large bi-folding doors leading out onto raised balcony with a southerly aspect encased in period architrave and panelling, further sash window to the rear elevation:

Dining/Family Area:
ornate ceiling cornicing and ceiling rose, picture rail, attractive arched chimney recess to either side of the chimney breast, period fireplace with tiled hearth, wooden surround and mantle and a continuation of the engineered oak flooring. Radiator.

Kitchen Area:
large spacious kitchen with plenty of wall mounted and base units incorporating a butcher block style working surface and large peninsular style island which forms a breakfast bar and incorporates a 5 ring gas hob and extractor hood above, additional spotlighting, glass mosaic tiled splashbacks, large double ceramic sink unit and mixer tap, integrated double oven, separate microwave, space for tall American style fridge/freezer, integrated dishwasher. Laundry shute.

BALCONY: - (11'2\" x 8'5\") (3.40m x 2.57m)
southerly aspect - steps lead down into the main garden

DRAWING ROOM: - (18'10\" into bay x 13'6\" into chimney recess) (5.74m x 4.11m)
a gracious drawing room with an impressive bay to the front elevation comprising 3 large sash windows, architrave and panelling to either side, detailed and ornate ceiling cornice and ceiling rose, picture rail, handsome fireplace with slate hearth, coal effect gas fire.

STUDY: - (14'10\" max/10'3\" min x 10'6\") (4.52m/3.12m x 3.20m)
spacious study with a large sash window to the front elevation including secondary glazing, ceiling cornicing, ceiling rose, radiator. Small fitted storage cupboard housing electric meter.

CLOAK CUPBOARD:
a continuation of the engineered oak floor, door opens into the downstairs wc and steps down into the apartment if re-integration is desired.

WC: - (6'9\" x 3'3\") (2.06m x 0.99m)
white suite comprising low level wc, vanity unit with contemporary wash hand basin and mixer tap, extractor fan, recessed spotlights.

FIRST FLOOR

LANDING: - (overall measurements inclusive of stairwell 15'7\" x 7'10\") (4.75m x 2.39m)
stairs lead up to the top floor, doors lead off to bedrooms 1, 2 and 3 and family bathroom/wc, radiator.

BEDROOM 1: - (22'4\" to front of fitted wardrobes x 11'2\") (6.81m x 3.40m) a
a superb master bedroom with 2 large sash windows to the rear elevation with a southerly aspect, range of fitted storage and wardrobe space.

En Suite Shower Room/wc: - (11'7\" x 4'5\" max/3'1\" min in the shower area) (3.53m x 1.35m/0.94m)
modern and contemporary en suite with wet room style shower area, fully tiled, mains fed shower, wall mounted wash hand basin, low level wc, heated towel rail, extractor fan, recessed spotlights, 2 radiators. Entrance to the laundry shute.

BEDROOM 2: - (14'9\" x 13'7\" measured to the back of fitted wardrobes) (4.50m x 4.14m)
3 sash windows to the front elevation incorporating secondary glazing, radiator and large fitted wardrobe with hanging rail and storage space.

BEDROOM 3: - (13'11\" x 11'3\") (4.24m x 3.43m)
a spacious double bedroom with large sash window to the front elevation incorporating secondary glazing, ornate ceiling cornicing, radiator.

BATHROOM/WC: - (11'6\" x 9'7\") (3.51m x 2.92m)
charming period style bathroom with a large central bath, Victorian style mixer tap and hand held shower fitment, low level wc, bidet, large shower cubicle, large sash window and casement window to the side elevation, heated towel rail, laundry cupboard with space for tumble dryer, ceramic sink and mixer tap, recessed spotlights, partially tiled walls.

SECOND FLOOR

LANDING: - (13'0\" x 7'9\") (3.96m x 2.36m)
doors lead off to bedrooms 4 and 5 and additional shower room/wc.

BEDROOM 4: - (rear) (14'11\" into window x 14'9\") (4.55m x 4.50m)
spacious room with large double glazed window to the rear elevation with some lovely vistas across Redland, radiator, access to the roof space.

BEDROOM 5: - (front) (14'6\" max x 14'1\" to window) (4.42m x 4.29m)
spacious double bedroom with large double glazed windows to the front elevation, radiator and access to roof space.

SHOWER ROOM/WC: - (9'0\" to front of shower and back of wc x 4'6\" max) (2.74m x 1.37m)
very handy shower on the top floor with a tiled shower cubicle and electric shower, wall mounted wash hand basin and low level wc, extractor fan and door opening through to the eaves storage area.

GARDEN FLAT


The flat has separate services and council tax.

ENTRANCE HALL:
door to built in storage cupboard which houses a wall mounted gas boiler, door into the bathroom, bedroom 1, bedroom 2, kitchen/living room and useful storage area.

KITCHEN/LIVING ROOM: - (25'4\" x 14'5\") (7.72m x 4.39m)
lovely spacious room with 2 large sash windows to the rear elevation and partially glazed wooden door and overlight opening out onto the rear garden. The kitchen comprises a range of wall and base units incorporating working surfaces, 1½ bowl stainless steel sink unit and mixer tap, tiled splashbacks, space for washing machine, space for fridge/freezer, 4 ring gas hob, electric oven, radiator, period dresser style storage and display cabinet in the chimney recess and radiator.

BEDROOM 1: - (19'0\" into bay x 13'5\" into chimney recess) (5.79m x 4.09m)
large bay to the front elevation comprising 3 large sash windows with secondary glazing, radiator.

BEDROOM 2: - (13'11\" x 11'3\" into chimney recess) (4.24m x 3.43m)
large sash window to the front elevation, radiator, wall mounted cupboards containing electric meters. .

UNDERSTAIRS STORAGE AREA: - (7'11\" x 6'3\") (2.41m x 1.91m)
useful storage area.

BATHROOM/WC: - (9'2\" x 4'10\") (2.79m x 1.47m)
low level wc, panelled bath with mixer tap and shower fitment, pedestal wash hand basin, partially tiled walls, radiator.

PRIVATE PATIO: - (max measurements 19ft x 15ft) (5.79m x 4.57m)
offering some outside space for the garden flat or easily reverted back into the main house.

OUTSIDE

FRONT GARDEN: - (approx 38ft x 37ft) (11.58m x 11.28m)
provides off street parking for at least 2 cars and a flower and hedgerow border.

REAR GARDEN: - (overall measurements from back of house approx 41ft x 35ft width) (12.50m x 10.67m)
steps lead down into perfect sun trap with a timber deck area perfect for barbeques, ample space for table and chairs, 3 steps lead down into a generous lawn area and beds containing a variety of trees, plants, flowering shrubs enclosed with high stone walls.

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 :

• A fine and spacious (3500 sq ft) family home set in an extremely attractive Bath stone fronted Vict
• A generous paved driveway offers off street parking for 2 plus cars
• Set in a highly favoured location within 1km of Durdham Downs, Whiteladies Road and Gloucester Road
• A choice of local schooling - Secondary Schools - Redland High School for Girls, Cotham School and
• Excellent accommodation with well-proportioned rooms with period character and charm all excellentl