Property description

An inviting and substantial 6 bedroom, 3 reception room classic Redland home located on a well-regarded road and offering off street parking, a 45ft x 30ft rear garden and cellar storage.Sought after location in a friendly neighbourhood close to two local parks - Cotham Gardens and Redland Green. Convenient for access to both Whiteladies and Gloucester Road, the Downs and city centre. Close to Redland High School for girls and within 500 metres of Redland Green School .

GROUND FLOOR

APPROACH:
via garden gate and original brick paved pathway leading beside the front garden and driveway to the main front door of the property.

ENTRANCE PORCH: - (7'0\" x 5'4\") (2.13m x 1.63m)
glazed roof, tiled floor, glazed double doors leading into entrance hallway with attractive period stained glass panels over and further door accessing useful lean-to covered store (handy for bikes etc) which in turn has a door leading through to the rear garden.

ENTRANCE HALLWAY: - (20'9\" x 6'10\" max inclusive of staircase) (6.32m x 2.08m)
welcoming wide hallway with high ceilings and original cornicing, solid oak flooring, dado rail, radiator, staircase rising to first floor landing and doors leading off to sitting room, reception 2/family room, reception 3, kitchen/breakfast room and cloakroom/wc.

SITTING ROOM: - (front) (18'11\" max into bay x 14'6\" max into chimney recess) (5.77m x 4.42m)
wide bay to front comprising 3 large sash windows, high ceilings with original cornicing, ceiling rose and picture rail, attractive period style cast iron open fireplace with marble surround and tiled hearth, radiators and discreet double doors accessing reception 3.

RECEPTION 2/FAMILY ROOM: - (rear) (19'0\" max x 13'3\" max into chimney recess) (5.79m x 4.04m)
a generous reception room with door opening and several steps down into the kitchen/breakfast room creating a pleasing and sociable layout, high ceilings with original cornicing, picture rail and ceiling rose, 2 large sash windows to rear offering a pleasant outlook over rear garden, exposed stripped floorboards, feature recessed brick fireplace, telephone point and radiator.

KITCHEN/BREAKFAST ROOM: - (22'6\" x 10'10\" widening to 12'6\" in breakfast area) (6.86m x 3.30m/3.81m)
a tastefully extended kitchen/breakfast room comprising a range of hand built bespoke kitchen units with wood block worktop over and inset Belfast style sink, various cupboards and drawers, feature chimney recess with integrated electric oven and 6 burner gas hob with extraction over, doors accessing steps down to cellars and useful recessed larder storage cupboard. Architect designed extension providing a breakfast area and plenty of natural light with large glazed sections and Velux skylight window, central glazed double doors provide seamless access and outlook onto the rear garden.

RECEPTION 3: - (14'4\" x 8'7\") (4.37m x 2.62m)
useful reception room currently used as an art studio but would equally work well as a child's playroom, study or dining room, large sash window to front, high ceilings with original cornicing, ceiling rose and picture rail, feature recessed fireplace with period style surround, exposed stripped floorboards and radiator.

CLOAKROOM/WC: - (6'10\" x 2'10\") (2.08m x 0.86m)
low level wc, pedestal wash basin, dado rail and high level shelving.

CELLARS
Steps lead down from the kitchen to a useful basement utility and storage room with a maximum ceiling height of 6'4\"/1.93m and plumbing for washing machine with worktop and sink over, low level part glazed door to access rear garden, Worcester Bosch High flow combination boiler providing hot water and heating and door leading through to further cellar storage areas.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 (off lower mezzanine), bedroom 5 (off upper mezzanine) and family bathroom/wc, useful recessed storage and linen cupboards, dado rail and staircase continuing up to second floor landing.

BEDROOM 1: - (front) (17'2\" max into bay x 14'5\" max into chimney recess) (5.23m x 4.39m)
large double bedroom with an impressive wide bay to front comprising 3 sash windows offering a pleasant leafy outlook up and down Carnarvon Road and across to Grove Park, high ceilings with original cornicing and picture rail, exposed floorboards, feature fireplace with period style surround and radiators.

BEDROOM 2: - (rear) (14'1\" x 13'4\" max into chimney recess) (4.29m x 4.06m)
double bedroom with large sash window to rear enjoying a pleasant outlook over neighbouring gardens, high ceilings with original cornicing and picture rail, period style cast iron fireplace, radiator and wood laminated flooring.

BEDROOM 3: - (front) (14'4\" x 8'10\" max into chimney recess) (4.37m x 2.69m)
high ceilings with picture rail, large sash window to front and radiator.

BEDROOM 4: - (off upper mezzanine) (14'2\" x 11'0\" max into chimney recess) (4.32m x 3.35m)
double bedroom with sash window to rear and further Velux skylight window filling the room with natural light, exposed stripped floorboards, attractive period style fireplace, radiator and built in wardrobe.

BEDROOM 5: - (off upper mezzanine) (14'2\" x 11'0\" max into chimney recess) (4.32m x 3.35m)
double bedroom with sash window to rear and further Velux skylight window filling the room with natural light, exposed stripped floorboards, attractive period style fireplace, radiator and built in wardrobe.

FAMILY BATHROOM/WC: - (8'4\" x 7'10\") (2.54m x 2.39m)
white suite comprising panelled bath, corner shower enclosure with system fed shower, low level wc, bidet and wash basin, built in cabinets, wood effect flooring and 2 large sash windows to side.

SECOND FLOOR

LANDING:
door through to bedroom 6 and skylight window flooding the landing and stairwell with natural light.

BEDROOM 6:
creative loft conversion perfect for use as a teenagers bedroom, guest room or home office with pull down hatch revealing a mezzanine sleeping cabin, Velux skylight windows on all 3 sides, tv point, wall mounted electric heater and door accessing stylish:

En Suite Bathroom/WC:
tastefully appointed en suite bathroom/wc with double ended bath with chrome effect mixer taps and shower attachment set into a slate tiled surround, low level wc with concealed cistern and push button flush, wash hand basin set into counter, corner bench seat with built in storage, Velux skylight window, extractor fan and chrome effect heated towel rail.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
the front garden has been tastefully landscaped to provide a generous off street parking space with walled raised flower borders surrounding, central palm tree, original stone pillars and gated pathway lead up to the main front door of the property.

REAR GARDEN: - (approx 45ft x 30ft) (13.72m x 9.14m)
an excellent garden for a property of its type with generous lawned sections and large patio seating area closest to the kitchen, brick and stone boundary walls, railway sleeper raised vegetable patch, feature Japanese style pond with Maple tree beside and useful side access to the front of the property through the lean-to and porch. The orientation is north-west with an open south westerly side aspect affording plenty of afternoon/early evening sunshine in summer months.

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 :

• GUIDE PRICE: £865,000
• Ground Floor: porch, entrance hallway, sitting room, reception 2/family room, kitchen/breakfast roo
• First Floor: landing, 5 bedrooms and family bathroom/wc
• Second Floor: landing, bedroom 6 with en suite bathroom/wc
• A fabulous and well cared for family residence in a prime location offering flexible and well- arra