Property description

Away from the main thoroughfare and waterfronting; a superbly situated, south-west facing, 4 bedroom with en-suite shower room and family bathroom, modern townhouse with privileged views over the wet dock of Bristol's famous floating harbour, an open-plan kitchen/dining/living room, easy maintenance gardens, balcony, off-street parking for 2 cars & garage



GROUND FLOOR

APPROACH:
from the brick pavior off-street parking area, a pedestrian gate with pathway leading through the rear garden. Wood panelled front door with wall mounted external light, opening to:-

ENTRANCE HALL:
pale oak effect laminate flooring, moulded skirtings, coved ceilings, radiator, ceiling light point. Part multi-paned wooded door with brass door furniture and moulded architraves opening to the:-

CLOAKROOM/WC:
low level flush wc, pedestal wash hand basin with hot and cold water taps and splashback tiling, radiator, obscured glazed window to the front elevation, ceiling light point.

OPEN-PLAN KITCHEN/DINING/LIVING ROOM: - 29' 4'' x 15' 4'' max (8.93m x 4.67m)
a light, bright and spacious dual aspect principal reception room opening out onto a waterside patio. Loosely divided as follows:-

Kitchen:
comprehensively fitted with an array of sleek gloss white soft closing base and eye level units with a combination of drawers and cabinets. Chamfered edged quartz worktop surfaces with matching upstands and pelmet lighting. Integral appliances including 4 ring gas hob, extractor hood with integral lighting, eye level double oven and dishwasher. Under mount 1½ bowl sink with mixer tap over, space for tall fridge/freezer, space and plumbing for washer/dryer, concealed wall mounted Potterton gas fired boiler, window to the front elevation with matching granite sill, pale oak effect laminate flooring, coved ceiling, ceiling light point.

Dining/Living Room:
multi-paned double doors opening out onto south-west facing waterside patio with windows to either side and enjoying a pleasant outlook. Pale oak effect laminate flooring, fitted shelving, moulded skirtings, 3 radiators. Useful cloakroom cupboard. Elegant turning staircase ascending to the first floor with hand rail and ornately carved spindles.

FIRST FLOOR

LANDING:
turning staircase continuing to the second floor. Ceiling light point, radiator, moulded skirtings, wall mounted thermostat heating control. Six panelled doors with brass door furniture and moulded architraves, opening to:-

SITTING ROOM: - 15' 4'' x 14' 7'' (4.67m x 4.44m)
multi-paned double doors with matching windows to either side enjoying views of the wet dock and Bristol's floating harbour. Two radiators, moulded skirtings, coved ceilings, 2 ceiling light point.

South-West Facing Balcony:
covered ceiling and wrought iron balustrade with external wall light.

BEDROOM 2: - 15' 4'' x 10' 10'' (4.67m x 3.30m)
2 multi-paned windows to the rear elevation, 2 radiators, moulded skirtings, coved ceiling, ceiling light point.

SEPARATE WC:
low level flush wc, pedestal wash hand basin with hot and cold water taps and splashback tiling, radiator, shaver point, ceiling light point, extractor fan.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with hand rail and ornately carved spindles. Ceiling light point, loft access. Airing Cupboard housing hot water cylinder with slatted shelving. Six panelled doors with brass door furniture and moulded architraves, opening to:-

BEDROOM 1: - 15' 4'' x 11' 0'' (4.67m x 3.35m)
2 multi-paned windows to the front elevation with elevated views of Bristol's floating harbour. Two radiators, moulded skirtings, coved ceiling, ceiling light point. A pair of double opening built in wardrobes with handing rail and shelving space. Six panelled door with brass door furniture with moulded architraves, opening to:-

En Suite Shower Room:
shower cubicle with fully tiled surround, wall mounted electric shower unit and hand held shower attachment. Pedestal wash hand basin with hot and cold water taps. Radiator, shaver point, ceiling light point, extractor fan.

BEDROOM 3: - 10' 5'' x 7' 1'' (3.17m x 2.16m)
multi-paned window to the rear elevation with rooftop views encompassing the houses of Cliftonwood, Bristol's Cathedral, the tall sails of the SS Great Britain and the spire of Redcliffe Church. Radiator, moulded skirtings, ceiling light point.

BEDROOM 4: - 8' 3'' x 8' 0'' (2.51m x 2.44m)
multi-paned window to the rear elevation with rooftop views, fitted book shelving, radiator, moulded skirtings, ceiling light point.

FAMILY BATHROOM/WC: - 7' 0'' x 6' 4'' (2.13m x 1.93m)
panelled bath with twin hand grips, hot and cold water taps, glass shower screen, wall mounted shower unit and hand held shower attachment. Vanity unit with inset wash hand basin and mixer tap plus double cupboard below and built in dual flush wc with concealed cistern. Tiled flooring, heated towel rail/radiator, inset ceiling downlighters, moulding skirtings, extractor fan.

OUTSIDE

OFF STREET PARKING:
paviored off-street parking for two cars.

VISITORS PARKING:
there is ample visitors parking available.

GARAGE: - 18' 3'' x 8' 6'' (5.56m x 2.59m)
electrically operated up and over door, loft storage.

COURTYARD GARDEN:
designed for ease of maintenance with paved pathways, sitting out area and deep shrub borders.

WATERSIDE FRONT PATIO:
having ample space for garden furniture, potted plants and barbequing etc.

COMMUNAL GARDEN:
well-stocked communal garden fronting Bristol's historic floating harbour.

SERVICE CHARGE:
it is understood that the property is freehold and at the time of writing there is an annual service charge of £982.52 to be paid over ten months. This is for maintenance of the estate and external re-decoration 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 :

• The property offers immensely flexible and well-proportioned accommodation arranged over three floo
• Constructed in 1997, Pooles Wharf Court is located adjacent to Bristol´s historic floating ha
• The property forms part of an elegant row of water fronting townhouses with interesting views, ther
• Hotwells along with neighbouring Clifton, was extremely fashionable during the 18th century due to
• Today, the area combines access to the M5, M4 and M32 motorways with the convenience of being close