Property description

A stylish and well-presented 3 bedroom, 2 reception, 2 'bathroom' modern townhouse with an integrated garage, 2 off street parking spaces and a level south facing rear garden.Benefits from large windows which brings in an abundance of natural light.A stunning 'garden room/reception 2' with bi-fold doors opening onto a lovely south facing garden.Convenient location within 3/4 of a mile of Westbury on Trym village centre with its shops and facilities and Westbury on Trym C of E Primary School, easy access into the city centre, Whiteladies Road, Clifton Village, Southmead Hospital etc, or out of town to the shopping complex at Cribbs Causeway and the M5 motorway junction 17.Close to Henbury Golf Club and the edge of the historic Blaise Castle Estate with 650 acres of woodland park and open parkland, perfect for long walks.Local schools include Westbury-on-Trym Church of England Infants and Junior School which is within 800 metres and inside the admission priority area for The Bristol Free School which provides for 11-16 years and has just been approved for a 6th form from September 2016.

GROUND FLOOR

APPROACH:
pathway passes beside the driveway and past the front garden to the private front door.

ENTRANCE HALL: - (16'11\" x 6'7\" measured overall inclusive of stairwell) (5.16m x 2.01m)
spacious hall with double glazed door and panels to each side, stairs rising to the first floor, doors opening through to the integral garage, understairs storage cupboard, garden room/reception 2 and downstairs wc.

DOWNSTAIRS WC: - (5'1\" x 2'7\") (1.55m x 0.79m)
low level wc, wall mounted wash hand basin, extractor fan.

GARDEN ROOM/RECEPTION 2: - (12'7\" x 9'6\") (3.84m x 2.90m)
stunning room with almost full width wooden double glazed concertina doors to the rear elevation which open out onto a decked area and in turn the garden. The room benefits from southerly aspect, radiator, door to utility room.

UTILITY ROOM: - (8'2\" x 2'11\") (2.49m x 0.89m)
wall mounted gas boiler, fitted shelving and space and plumbing for washing machine and tumble dryer.

FIRST FLOOR

LANDING: - (10'8\" x 7'5\" overall inclusive of stairwell) (3.25m x 2.26m)
doors open to the living room, kitchen, bathroom/wc and stairs rise to the second floor, radiator.

LIVING/DINING ROOM: - (19'2\" x 8'1\" widening to 15'10\") (5.84m x 2.46m/4.83m)
a spacious room with a full width double glazed window to the rear elevation which benefits from a southerly aspect and overlooks the rear garden, radiator, serving hatch to the kitchen.

KITCHEN: - (8'11\" x 8'1\") (2.72m x 2.46m)
large double glazed window to the front elevation, well presented kitchen with a range of high gloss wall and base units incorporating butcher block style wooden working surfaces, stainless steel sink unit and draining board with mixer tap, glass style tiled splashbacks, 4 ring gas hob, double oven beneath and filter hood above, space for low level fridge.

BATHROOM/WC: - (7'5\" x 5'9\") (2.26m x 1.75m)
large opaque double glazed window to the front elevation, generous bathroom with pedestal wash hand basin, low level wc, wooden panelled bath with mixer tap and shower fitment, partially tiled walls and exposed wooden flooring.

SECOND (TOP) FLOOR

LANDING: - (8'7\" x 7'3\" overall inclusive of stairwell) (2.62m x 2.21m)
doors open to bedroom 1, bedroom 2, bedroom 3 and access to roof storage area.

BEDROOM 1: - (11'5 x 11'3\" reducing to 9'5\") (3.48m x 3.43m/2.87m)
an exceptionally well presented master suite, large double glazed window to the front elevation, built in double wardrobe and storage above, radiator and door opening into:

En Suite Shower Room/wc: - (7'9\" x 6'1\") (2.36m x 1.85m)
well presented with corner shower cubicle with Victorian mixer tap, hand held shower fitment and overhead mains shower, low level wc, mounted ceramic sink with mixer tap, heated towel rail, tiled floor, recessed spotlights.

BEDROOM 2: - (14'8\" x 8'3\") (4.47m x 2.51m)
large double glazed window to the rear elevation, built in wardrobes and storage above and radiator.

BEDROOM 3: - (11'0\" x 7'4\") (3.35m x 2.24m)
large double glazed window to the rear elevation, radiator and fitted storage with hanging rail and shelved storage above.

INTEGRAL GARAGE: - (18'5\" x 9'0\") (5.61m x 2.74m)

OUTSIDE

FRONT GARDEN/OFF STREET PARKING:
there is a driveway to the front providing off street parking for 2 cars and a small lawned front garden.

REAR GARDEN: - (approx 47ft x 17ft) (14.33m x 5.18m)
level rear garden which benefits from a southerly rear aspect with a decking area immediately outside the garden room and then well maintained lawn with flower and shrub borders.

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.

TENURE:
it is understood that the property is leasehold for the remainder of a 999 year lease commencing 29 September 1960. This information should be checked by your legal adviser.

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 :

• Ground Floor: entrance hall, downstairs wc, garden room/bedroom 4 and utility room
• First Floor: landing, living/dining room, kitchen and bathroom/wc
• Second Floor: landing, bedroom 1 with en suite shower room/wc, bedroom 2 and bedroom 3