Property description

An impressive and much loved 4 double bedroom, 4 reception room detached 1920's period family house set within a generous plot (just under one-third of an acre) with delightful gardens and ample driveway parking and garage accommodation.Offers spacious and well-proportioned rooms throughout full of light and with a most welcoming atmosphere.Convenient location within ¾ mile of Westbury-on-Trym village centre with its shops and facilities and Westbury-on-Tyrm 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. Within 500 metres of Henbury Golf Course.

GROUND FLOOR

APPROACH:
from the pavement follow the driveway which sweeps behind a high fir hedge through the front garden to the solid oak wooden front door set in bath stone surround, beneath open porch.

RECEPTION HALL: - (15'4\" x 8'4\") (4.67m x 2.54m)
oak stripped flooring, leaded light windows to either side of the front door, exposed wooden ceiling beams, radiator, fireplace, oak wooden doors lead off to all rooms and door to built in cloaks cupboard and understairs storage cupboards. (The oak floor continues under the carpet area of the reception hall). Radiator. Staircase with oak wooden handrail rises to first floor landing.

SITTING ROOM: - (13'4\" x 12'0\" min) (4.06m x 3.66m) leaded
light windows to front elevation, oak stripped flooring, plate rack, exposed wooden ceiling beams, Minster fireplace with gas coal effect fire, matching glazed doors either side of the fireplace which leads through to the conservatory and further large opening from the sitting room leads into the family room.

FAMILY ROOM: - (14'0\" x 10'0\") (4.27m x 3.05m)
leaded light windows to side and rear elevations and leaded light double doors open onto rear garden, oak stripped flooring and radiator.

CONSERVATORY: - (11'10\" x 9'1\") (3.61m x 2.77m)
double glazed conservatory with tiled floor, power and radiator, ceiling fan, door leads off to rear garden.

STUDY: - (9'0\" x 8'6\") (2.74m x 2.59m)
picture rail, leaded light windows to rear elevation overlooking the rear garden, fireplace and radiator.

KITCHEN: - (14'4\" into chimney recess x 13'0\") (4.37m x 3.96m)
good range of solid oak base and wall mounted units with granite work surfaces and breakfast bar, 1½ bowl stainless steel sink unit with mixer tap and drainer, tiled splashbacks, space for large range style cooker with extractor hood and light. Built in Siemens microwave oven, built in dishwasher, ceiling halogen spotlights, original built in glass fronted shelved cabinet for crockery etc, leaded light windows overlook the rear garden, vertical radiator, doors lead off to a lobby and so to the laundry cupboard (with plumbing for washing machine and shelving) and further door leads onto the side driveway. Doors also lead off the kitchen to the boiler room and utility and opening into the breakfast/dining room.

BOILER ROOM: - (8'0\" x 3'3\") (2.44m x 0.99m)
Ideal E floor mounted gas boiler, shelving, pulley line drying rack.

PANTRY: - (8'10\" x 8'0\") (2.69m x 2.44m)
tiled walls, range of base and wall mounted units, space for fridge/freezers, opening to rear elevation with mesh (for cool store), door leads to integral garage.

BREAKFAST/DINING ROOM:
located off the kitchen with leaded light windows to front elevation, Minster style fireplace, plate rack and exposed ceiling beams and radiator. Door leads back onto the reception hall.

CLOAKS/WC:
casement window to rear elevation, low level wc with wooden seat and lid, corner wash hand basin set in oak cupboard unit, radiator, fully tiled walls.

FIRST FLOOR

LANDING:
the landing enjoys natural light from leaded light windows on the half landing, solid oak doors radiate off to all rooms on this floor. Linen cupboard and radiator. Drop down ladder which accesses good loft space (and could provide further habitable accommodation if converted with dormers and the appropriate permissions).

BEDROOM 1: - (front) (16'6\" x 14'4\" max to rear of built in wardrobe) (5.03m x 4.37m)
leaded light windows to front elevation, good range of built in wardrobes, radiator, oak wooden door leads off to:

En Suite Bathroom/wc: - (16'7\" x 7'5\" taken into walls below sloping ceilings at approx 1'3\"/0.38m min height above floor level) (5.05m x 2.26m)
Villeroy & Bosch white suite comprising low level wc, pedestal wash hand basin and sunken bath with centrally located mixer tap and Triton electric shower over with shower shield. Extensive wall tiling, ceiling halogen spotlights, 2 double glazed Velux ceiling skylights with built in blinds, floor radiator and further heated towel rail and door to recessed cupboard.

BEDROOM 2: - (front) (18'0\" max x 13'3\" to rear of built in wardrobes) (5.49m x 4.04m)
dual aspect room with leaded light windows to front and rear elevations, good range of built in wardrobes, drawers and display shelving units, dressing table and sink set in vanity unit and radiator.

BEDROOM 3: - (front) (15'8\" x 8'5\") (4.78m x 2.57m)
leaded light windows to front elevation, radiator and built in wardrobes.

BEDROOM 4: - (rear) (11'0\" x 9'3\") (3.35m x 2.82m)
leaded light windows to rear elevation, sink set in vanity unit with tiled splashbacks, recessed tiled shower with mains fed shower and extractor fan, built in recessed wardrobe and radiator.

SHOWER ROOM/WC: - (8'0\" x 5'3\") (2.44m x 1.60m)
luxury Ripples shower room with tiled floor. Low level wc with concealed cistern, cantilevered contemporary wash hand basin with mixer tap, Mother of Pearl style mosaic wall tiling, halogen downlighters, heated towel rail, obscured glass glazed windows to rear elevation, heated towel rail, built in glazed medicine cabinet and large walk in shower with glass screen and large ceiling drench rose, hand held shower attachment and many other side jets. Storage recesses and seat.

SEPARATE WC:
fully tiled walls, obscured window to rear elevation, tiled floor, low level wc.

OUTSIDE

FRONT GARDEN: - (circa 100ft x circa 35ft) (30.48m x 10.67m)
lawned garden with deep well stocked and tended raised flower beds containing a number of flowering plants and shrubs. High hedge to front and further hedge and fence side boundaries, sweeping driveway, railings provide security between the front and rear gardens on both sides of the house. Mature Wisteria adorns the front of the house and further Jasmin. Pergola with Clematis.

REAR GARDEN: - (circa 100ft x circa 75ft including detached double garage) (30.48m x 22.86m)
mainly laid to lawn with extensive crazing paving patio closest to the house and many lovely elements to this garden including rockery, pond with weeping Acer, numerous well stocked beds with colourful flowering plants and shrubs as well as two lovely rose beds and a leafy backdrop with mature trees (including a specimen Acacia), bushes and hedges. Two greenhouses and further summerhouse and shed. Further pond, Magnolia and fig tree. A really delightful and well cared for garden which enjoys the afternoon sun. Outside tap.

DETACHED DOUBLE GARAGE: - (internal measurements 18'1\" x 17'4\")
electronically operated roller shutter door, windows to side elevation and to rear elevation, power and light. The rear of the garage has been converted to provide an outside wc.

INTEGRAL SINGLE GARAGE: - (13'4\" x 9'0\") (4.06m x 2.74m)
accessed from the utility. Wooden double doors open onto the front driveway, and further glazed pedestrian side door open onto the side drive. Radiator, gas meter, power and light.

DRIVEWAY PARKING:
parking for 4-5 cars within the front and side gardens of the plot (in addition to the garages mentioned above).

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 :

• Ground Floor: reception hall, sitting room, family room, conservatory, study, breakfast/dining room
• First Floor: landing, bedroom 1 with en suite bathroom/wc, bedroom 2, bedroom 3, bedroom 4 (with sh
• A house of fine character and quality with delightful traditional gardens - a rare opportunity to a