Property description

BEST AND FINAL OFFERS TO BE RECEIVED BY 12 MIDDAY ON THURSDAY 5TH MAY 2016. PLEASE CONTACT THE OFFICE TO REQUEST A LETTER EXPLAINING THE PROCEDURE

A highly individual and intriguing 4 double bedroom grade II listed Georgian period town house full of character and charm with an exceptional garden and superb city views

GROUND FLOOR

ENTRANCE HALL: - (11'0\" x 9'11\" inclusive of stairwell) (3.35m x 3.02m)
from the pavement the discreet entrance opens out into the hallway and stairs. The stairs rise to the first floor and 3 steps fall away to the ground floor of the property. Doors open to the sitting room, kitchen/dining room, downstairs wc and conservatory. Stripped hardwood floor, radiator.

KITCHEN/DINING ROOM: - (17'7\" x 10'0\" widening to 11'6\") (5.36m x 3.05m/3.51m)
spacious sociable kitchen/dining room with a relaxed charm and a glazed roof and 4 double glazed wooden casement windows to the rear elevation bring in an abundance of natural light and overlooks the rear garden, further glazed doors opening out onto the conservatory.

Kitchen Area:
range of bespoke hand fitted base units with Iroko hardwood working surfaces and tastefully fitted wooden shelves, 1½ bowl stainless steel sink unit and draining board, space and plumbing for dishwasher, space for tall fridge/freezer, space for range cooker, tiled floor, radiator, ample room for table and chairs.

CONSERVATORY: - (8'1\" x 7'4\") (2.46m x 2.24m)
brick and timber conservatory with rustic terracotta tiled floor, double doors leading directly out onto the rear terrace which is perfect for summer entertaining.

SITTING ROOM: - (14'4\" into chimney recess x 13'3\" into bay) (4.37m x 4.04m)
wide bay to front elevation comprising large sash window overlooking the rear garden, stripped and stained wooden flooring, radiator, feature cast iron wood burning stove.

DOWNSTAIRS WC:
low level wc and space and plumbing for washing machine.

FIRST FLOOR

LANDING:
doors lead off to bedroom 1 and bedroom 2, stairs rise to the second floor, radiator and casement window to the rear elevation with stunning views across Bristol.

BEDROOM 1: - (14'2\" to back of fitted wardrobes x 13'9\" into bay) (4.32m x 4.19m)
wide curved bay window to the front elevation comprising a very large sash window with stunning far reaching views across Bristol, radiator, bespoke range of fitted wardrobes with hanging rails and storage above.

BEDROOM 2: - (11'4\" x 10'7\") (3.45m x 3.23m)
sash window to the rear elevation with lovely views across Bristol, radiator, open wardrobe with hanging rail and fitted storage.

SECOND (TOP) FLOOR

STAIRWELL:
tastefully fitted bookshelves to the half landing, attractive stained glass casement window to the front elevation.

LANDING: - (11'1\" max overall inclusive of stairwell x 10'7\") (3.38m x 3.23m)
doors lead off to bedroom 3, bedroom 4 and shower room, useful storage with wall mounted gas boiler and access to roof void.

BEDROOM 3: - (14'3\" x 13'9\" into bay) (4.34m x 4.19m)
wide bay window to the front elevation comprising large sash window with stunning views across Bristol and the hills of Bath, radiator.

BEDROOM 4: - (10'7\" x 7'3\") (3.23m x 2.21m) sash
window to the rear elevation with similar views, radiator and bespoke high level sleeping area with wardrobe space and study area underneath.

SHOWER ROOM/WC: - (6'5\" x 5'7\") (1.96m x 1.70m)
high level double glazed wooden skylight providing an abundance of natural light, bespoke fittings with a wall mounted Duravit wash hand basin, and Grohe recessed mixer tap, low level Duravit wc with concealed system, wet room style shower with mains fed shower, recessed spotlights, heated towel rail, tiled floor.

OUTSIDE

REAR GARDEN:
the garden is laid out over 3 main sections.

Terrace: - (35ft wide x 18'0\" deep) (10.67m x 5.49m)
an incredibly private raised terrace with views over Bristol, a perfect outside entertaining area laid with a combination of weathered bricks, flagstones and pebbles, seating area built into the boundary wall. Cherry tree, bay tree, apple tree and a grapevine. The conservatory opens out directly into this area and creates a superb inside/outside family entertaining area.

Lower Section: - (approx 35ft x 27ft) (10.67m x 8.23m)
offers a few more seating areas, 2 wood stores, compost heap, landscaped with steps leading down the left and right and weathered bricks providing a hard standing, separate lawned area. Outside taps.

Workshop: - (11'6\" x 8'11\") (3.51m x 2.72m)
stone and timber built workshop with power and water supply, perfect as a potting shed or hobby room.

Shed: - (12'5\" x 5'5\") (3.78m x 1.65m)

Vegetable & Growing Area: - (35ft x 21ft) (10.67m x 6.40m)
sheltered garden with a range of soft fruits including grapes, strawberries, raspberries, vegetable plot with courgettes, lettuces etc. Rainwater collection system to hidden tank for garden water supply.

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 :

• Ground Floor: entrance hall, kitchen/dining room, conservatory, sitting room and downstairs wc
• First Floor: landing, bedroom 1 and bedroom 2
• Second (Top) Floor: stairwell, landing, bedroom 3, bedroom 4 and shower room/wc
• Offered with no onward chain which enables a straight forward move