Property description

GUIDE PRICE RANGE: £945,000 - £995,000.A substantial & inviting 6 bedroom Edwardian family home with an impressive overall feeling of space including a fabulous kitchen extension leading onto a 60ft x 24ft rear garden. Further benefitting from the rare advantage of both off street parking and a double garage.Fabulous location within a short level walk of Durdham Downs, Blackboy Hill and Whiteladies Road, also within 0.5 miles of excellent schools including Redland Green and Westbury Park. Set back on a well regarded road with a peaceful atmosphere yet with the convenience of all the city has to offer nearby.

GROUND FLOOR

APPROACH:
via garden gate and curved pathway running beside lawned front garden to an attractive covered entrance and period part glazed double doors providing the main entrance into the property.

ENTRANCE HALLWAY: - (23'0\" x 8'0\" max inclusive of staircase) (7.01m x 2.44m)
high ceilings with original cornicing and ceiling rose, staircase rising to first floor landing, beautiful original flooring, doors leading off to sitting room, dining room and utility area (which in turn leads through to the kitchen/breakfast room). Further door accesses large understairs storage cupboard.

SITTING ROOM: - (front) (20'0\" max into bay x 16'0\" max into chimney recess) (6.10m x 4.88m)
wide bay to front comprising five period sash windows, attractive period style fireplace with open fire, wood surround & mantle, high ceilings with original coving and picture rail, radiator, telephone point.

DINING ROOM/RECEPTION 2: - (rear) (23'1\" x 14'5\" max into chimney recess) (7.04m x 4.39m)
generous reception room with a lovely green outlook over the rear garden flooded with natural light by the glazed double doors. High ceilings with original cornicing and picture rail, attractive cast iron period style fireplace with inset tiles, wood surround and slate hearth, radiator.

UTILITY AREA:
a highly practical space leading through to the kitchen/breakfast room with natural light provided by a high level window, sliding doors access utility space with plumbing and space for washing machine, built-in work surface and shelving over, the neighbouring section of this utility space accesses a recessed larder cupboard, further door accesses cloakroom/wc and steps lead down through to split level kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: - (overall dimensions 21'1\" x 11'3\") (6.43m x 3.43m)
constructed by Moon Design & Build (a well regarded local architect and building company), this split level kitchen/breakfast room offers a sociable entertaining space and seamless connection with the garden and comprises a contemporary kitchen with numerous base and eye level cupboards and drawers with composite worktops over, inset sink, integrated Neff dishwasher, range cooker, fridge/freezer, tiled floor, window to side, inset spotlights, steps lead down to:-

Breakfast Area:
fabulous pitched ceiling with glazed panel attracting the southerly sun and filling the space with light, high level dual aspect doors leading directly out onto the rear garden, oak flooring, radiator, useful feature recessed oak shelving.

CLOAKROOM/WC:
low level wc with concealed cistern, wall mounted wash basin with tiled splashback, inset spotlights, extractor fan.

FIRST FLOOR

LANDING:
a spacious landing with staircase continuing up to the second floor where there is a skylight window allowing plenty of natural light to flood through the stairwell, built-in book shelving, doors leads off to bedroom 1, bedroom 2, bedroom 3, bathroom/wc and linen cupboard.

BEDROOM 1: - (front) (20'0\" max into bay x 14'9\" max into chimney recess) (6.10m x 4.50m)
wide bay to front with five large sash windows and built-in cabinets beneath, exposed stripped period floorboards, high ceilings with original coving and picture rail, attractive cast iron period style fireplace with tiled hearth, radiator.

BEDROOM 2: - (rear) (22'7\" max into rear bay x 11'3\" max into chimney recess) (6.88m x 3.43m)
generous double bedroom with two large sash windows to rear offering a pleasant outlook over the rear garden, built-in shallow wardrobe to chimney recess, high ceilings with ceiling coving and picture rail, radiator, door accessing:-

En Suite Shower Room/WC: - (11'5\" max into shower enclosure x 4'0\") (3.48m x 1.22m)
a contemporary en suite shower room with a generous oversized shower enclosure with system fed shower, low level wc with concealed cistern, wall mounted wash basin, part tiled walls, tiled floor, inset spotlights, extractor fan, heated towel rail, window to rear.

BEDROOM 3: - (front) (12'10\" x 9'8\") (3.91m x 2.95m)
pretty bedroom with attractive cast iron fireplace and original part glazed double doors with stained glass panel over accessing ornate balcony, radiator.

BATHROOM/WC: - (11'10\" x 8'5\") (3.61m x 2.57m)
contemporary well-arranged bathroom comprising double ended bath with central wall mounted mixer taps and retractable shower attachment, glazed shower enclosure with system fed shower, low level wc with concealed cistern, wall mounted wash basin with oak counter over, part tiled walls, tiled floor, inset spotlights, heated towel rail, window to rear, shaver point, recessed bathroom cabinet, door accessing Boiler Cupboard (housing Vaillant gas boiler and high pressure hot water cylinder).

SECOND FLOOR

LANDING:
spacious landing with skylight window providing plenty of natural light, doors leading off to bedroom 4, bedroom 5, bedroom 6 and second bathroom/wc.

BEDROOM 4: - (front) (17'7\" max x 14'8\" max into recess and taken below sloping ceilings) (5.36m x 4.47m)
two large sash windows to front, useful built-in cupboards, radiator.

BEDROOM 5: - (rear) (18'5\" x 14'8\" max into chimney recess and taken below sloped ceilings) (5.61m x 4.47m)
a large sash window to rear offering fabulous cityscape views over neighbouring rooftops towards countryside surrounding Bristol in the distance, radiator.

BEDROOM 6: - (11'5\" x 9'9\") (3.48m x 2.97m)
dormer window to front, radiator.

BATHROOM/WC: - (8'6\" x 6'8\" max taken below sloped ceilings) (2.59m x 2.03m)
white suite comprising panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, skylight window, part tiled walls.

OUTSIDE

FRONT GARDEN:
a lawned front garden setting the property a reasonable distance back from the pavement with various shrubs and conifers offering privacy and large copper beech tree.

REAR GARDEN: - (approx 60ft x 24ft inclusive of kitchen extension) (18.29m x 7.32m)
well stocked and cared for rear garden with lawned section and central apple tree, generous patio seating area accessed both from the kitchen and the dining room, further seating area affording the southerly sun to the side of the garden, pathway leads down beside lawned section where there are several steps down to a lower courtyard which has gated access to off street parking and door through to double garage.

OFF STREET PARKING:
off street parking for one car to the rear of the property accessed through the neighbouring 'the praedium' development and their secure electronic gated driveway.

DOUBLE GARAGE:
fabulous double garage, a rare sight in central Bristol with an internal measurement of 19'7\" x 19'6\" (5.97m x 5.94m) electronically operated double door, pitched roof, power and light.

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 property6.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 buyer7.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 RANGE: £945,000 - £995,000
• Ground Floor: wonderful wide entrance hallway, two generous reception rooms, practical utility, lar
• First Floor: landing, bedroom 1, bedroom 2 (with en suite shower room/wc), bedroom 3 leading out on
• Second Floor: landing, bedroom 4, bedroom 5, bedroom 6, further bathroom/wc.
• Outside: level front garden and tastefully landscaped 60ft x 24ft rear garden, rear access to off s

Property Info:

• FLOOR PLAN