Property description

GUIDE RANGE: £1,000,000 - £1,100,000.A distinctive and immaculately presented 6 double bedroom, 4 bathroom architect designed Clifton home providing balanced and surprisingly spacious accommodation, a 50ft x 30ft south facing level garden, off street parking and a garage

RAISED GROUND FLOOR

APPROACH:
via steps leading up to the main front door of the property, or via independent lower ground floor entrance.

ENTRANCE VESTIBULE: - (4'8\" x 3'6\") (1.42m x 1.07m)
dual aspect windows to sides, inset spotlights and glazed door leading through into the main entrance hallway.

ENTRANCE HALLWAY:
L shaped entrance hallway with staircase continuing up to first floor landing and descending to lower ground floor, radiator, inset spotlights and doors leading off to lounge/dining room and kitchen/breakfast room.

LOUNGE/DINING ROOM: - (rear) (23'0\" max into chimney recess x 19'5\" max into bay) (7.01m x 5.92m)
generous reception room spanning the width of the property with a wide bay to rear offering almost floor to ceiling windows enjoying a leafy outlook over the rear garden, further double glazed window beside, wood flooring, radiators, feature period style fireplace with gas coal effect fire and slate hearth, ceiling coving and tv point.

KITCHEN/BREAKFAST ROOM: - (18'1\" x 14'4\" max) (5.51m x 4.37m)
range of fitted kitchen units comprising base and eye level cupboards and drawers with wood block worktop over, inset 1½ bowl sink and drainer unit, integrated Neff electric oven and dishwasher, 4 ring gas hob with extractor fan over, appliance space for fridge/freezer, plumbing for washing machine, tiled splashbacks, ample space for breakfast/dining table, 2 bay windows to front, radiators and door accessing pantry with built in shelving.

FIRST FLOOR

LANDING:
generous landing flooded with natural light by the large Velux skylight window above, staircase continues up to second floor landing and doors lead off to bedroom 3, bedroom 4, bedroom 5/home office and bedroom 6/dressing room, further doors access family bathroom/wc and separate wet room/wc.

BEDROOM 3: - (rear) (13'0\" x 11'6\") (3.96m x 3.51m)
bay window to rear comprising double glazed timber framed windows, wood laminated flooring and radiator.

BEDROOM 4: - (front) (11'8\" x 11'6\") (3.56m x 3.51m)
double bedroom with bay window to front offering a pleasant outlook over neighbouring gardens of Beaconsfield Road and Hughenden Road, inset spotlights and contemporary radiator.

BEDROOM 5/HOME OFFICE: - (11'6\" x 11'0\") (3.51m x 3.35m)
currently arranged as a home office but could equally be arranged as a double bedroom, bay window to front offering a similar outlook as bedroom 4, contemporary radiator and inset spotlights.

BEDROOM 6/DRESSING ROOM: - (11'3\" x 11'0\") (3.43m x 3.35)
currently used as a dressing room but could equally be used as a bedroom. This room also enjoys a bay window to rear, radiator and wood flooring. This room is situated beside bedroom 3 and the vendors have planning approval to remove the wall between the two rooms to create a large principal bedroom.

FAMILY BATHROOM/WC: - (8'0\" x 5'9\") (2.44m x 1.75m)
white suite comprising panelled bath with system fed Hans Grohe shower over and glass shower screen, low level wc with concealed cistern and push button flush, wall mounted wash basin with soft close drawer beneath, part tiled walls with glass mosaic tiled border, chrome effect heated towel rail, tiled floor with underfloor heating, extractor fan, inset spotlights and high level skylight window.

WET ROOM/WC: - (8'0\" x 4'7\" max) (2.44m x 1.40m)
walk in wet room enclosure with system fed Hans Grohe, low level wc with concealed cistern and push button flush, wall mounted wash basin with pull out soft close drawer beneath, stone tiled floor with underfloor heating, chrome effect heated towel rail, part tiled walls with mosaic glass tiled border, inset spotlights, extractor fan, wall lighting and Velux skylight window.

SECOND FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2 and walk in closet.

BEDROOM 1: - (rear) (16'3\" taken below sloped ceilings x 12'0\") (4.95m x 3.66m)
elegant double bedroom with glazed double doors opening onto a Juliette balcony and providing breath taking southerly views over rooftops of Clifton towards Bristol University, Cabot Tower and Christ Church with the backdrop of the Dundry Hills in the distance, radiator and door through to en suite shower room/wc, further low level doors access useful eaves storage space.

En Suite Shower Room/wc: - (6'4\" x 5'6\" max into shower enclosure) (1.93m x 1.68m)
contemporary en suite shower room with shower enclosure with system fed Hans Grohe shower unit, low level wc with concealed cistern and push button flush, wash hand basin with gloss white cabinet beneath, mirror and light with shaver point over, Travertine tiled walls and floor, inset spotlights, extractor fan and Velux skylight window. Chrome effect heated towel rail.

BEDROOM 2: - (front) (16'3\" max taken below sloped ceilings x 12'7\") (4.95m x 3.84m)
double bedroom with glazed double doors and Juliette balcony to the front offering a lovely view over neighbouring gardens of Beaconsfield Road and Hughenden Road, radiator, low level doors accessing useful eaves loft storage space and further door accessing en suite shower room/wc.

En Suite Shower Room/wc: - (7'0\" max into shower enclosure x 6'0\") (2.13m x 1.83m)
shower enclosure with system fed Hans Grohe shower, low level wc with concealed cistern and push button flush, wash hand basin with gloss white cabinet beneath and mirror, light and shaver point over, Velux skylight window, inset spotlights, extractor fan and door accessing cupboard housing walled pressurised hot water cylinder and controls on the storage tank for solar panels.

LOWER GROUND FLOOR


Staircase leads down to the lower ground floor from the main entrance hall where there is a glazed door leading into large garden reception room (potentially a kitchen/dining/living space).

GARDEN RECEPTION ROOM:
(33'7\" x 14'5\") (10.24m x 4.39m) a truly impressive through garden reception room with independent door access from the driveway to the front and bay window to rear comprising central window and 2 doors either side giving seamless level access onto the rear garden, wood flooring, glazed panels to front providing plenty of natural light, ceiling coving, inset spotlights and uplighters and doors lead off to shower room/wc and utility room. N.B. The vendors have had architects drawings and planning approval to convert the lower ground floor reception room into a fabulous kitchen/dining space, whilst also making changes to the driveway and front of the property at the lower ground floor level.

UTILITY ROOM: - (8'1\" x 6'0\") (2.46m x 1.83m)
built in utility room with gloss cream cupboards and drawers with wood effect worktop over and inset 1½ bowl sink and drainer unit, plumbing and appliance space for washing machine and venting for tumble dryer, further wall cupboards over, wall mounted Worcester gas boiler with multi zone thermostat control panel below, large window to rear and wood flooring.

SHOWER ROOM/WC: - (7'6\" x 6'6\") (2.29m x 1.98m)
a white suite comprising corner shower enclosure with Hans Grohe system fed shower, low level wc with concealed cistern and push button flush, wash hand basin with large built in mirror and light over, extractor fan, inset spotlights and Travertine stone tiled flooring.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
the front of the property is paved to provide off street parking. There is a handy recessed cupboard/bin store beneath the steps and approach to the raised ground floor entrance, door to garage and independent access into the lower ground floor reception space.

REAR GARDEN: - (approx 50ft max x 30ft) (15.24m x 9.14m)
beautiful level garden enjoying a southerly aspect with stone paved seating area closest to the property, generous level lawned section with flower borders either side containing various plants and climbers. The lawn leads to a feature Green Oak pergola with circular seating area holding onto the last of the sunshine with further flower border beside containing 3 Silver Birch trees and various plants. Water feature and pond. There is a useful built in garden shed with further outdoor courtyard storage area behind.

GARAGE:
single garage with up and over door.

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 :

• Magnificent 33ft x 14ft garden reception room with potential to create a spectacular kitchen/dining
• Situated close to the Downs on a quiet and well-regarded road within just a few hundred metres of B
• Raised Ground Floor: entrance vestibule, lounge/dining room, kitchen/breakfast room
• First Floor: landing, bedroom 3, bedroom 4, bedroom 5/home office, bedroom 6/dressing room, family
• Second Floor: landing, bedroom 1 with en suite shower room/wc and bedroom 2 with en suite shower ro