Property description

GUIDE RANGE £595,000 - £615,000 A handsome and inviting 3/4 bedroom (plus a study), 3 reception room Edwardian home in a highly sought after location offering an abundance of period character, flexible accommodation and a southerly facing level 50ft x 19ft rear garden.Situated conveniently between Henleaze Road and Durdham Downs offering the convenience of excellent shops, cafes and amenities of Henleaze Road within just a couple of hundred metres, also nearby several excellent schools including St Ursula's Primary, Red Maids and Badminton.

GROUND FLOOR

APPROACH:
via pathway leading through front garden to main original part stain glassed front door to the property which opens into:

ENTRANCE VESTIBULE: - (5'3\" x 4'9\") (1.60m x 1.45m)
original ornate cornicing and tessellated tiled floor, coat hooks and shelving and period part stain glassed door with stained glass panels beside and over leading through to:

ENTRANCE HALLWAY: - (24'0\" x 5'3\") (7.32m x 1.60m)
wide hallway with staircase rising to first floor landing, high ceilings with original coving and picture rail, corner meter cupboard, alarm control panel, radiator and doors off to sitting room, dining room/reception 2, breakfast room/reception 3 and cloakroom/wc, further door accesses useful understairs storage cupboard.

SITTING ROOM: - (rear) (15'10\" max into rear of bay x 11'10\" max into chimney recess) (4.83m x 3.61m)
generous reception room with wide bay to rear offering a southerly aspect over rear garden with 2 sash windows and central double doors leading out to patio and rear garden, feature fireplace with gas coal effect fire, wood surround and marble hearth, radiator, high ceilings with ceiling coving and picture rail.

DINING ROOM/RECEPTION 2: - (front) (16'2\" max into bay x 13'3\" max into chimney recess) (4.93m x 4.04m)
wide bay to front comprising original sash windows overlooking the front garden, high ceilings with original cornicing, ceiling rose and picture rail, feature fireplace with gas coal effect fire with decorative plaster surround and marble hearth and radiator.

RECEPTION 3/BREAKFAST ROOM: - (11'4\" x 10'9\" max into chimney recess) (3.45m x 3.28m)
high ceilings with picture rail, gas operated Rayburn range (which also operates the central heating and hot water system), ample space for breakfast table, serving hatch connecting through to the dining room/reception 2, corner Airing Cupboard housing immersion tank, further door accessing useful recessed storage cupboard and archway with windows over leading through to the kitchen,

KITCHEN: - (19'0\" x 5'10\") (5.79m x 1.78m)
range of fitted kitchen units comprising base and eye level cupboards and drawers with granite worktops over, inset 1½ bowl sink and drainer unit, integrated Neff double oven, 4 ring gas hob with extractor fan over, dishwasher and integrated fridge, part tiled walls, plumbing for washing machine, inset spotlights, stable door to rear accessing rear garden with window beside and stain glassed panels over, under unit lighting and skylight window

CLOAKROOM/WC:
low level wc and corner was hand basin with tiled splashbacks and extractor fan.

FIRST FLOOR

LANDING:
generous landing with doors leading off to bedroom 1, bedroom 2 and dressing room/study, staircase continues to second floor landing. High ceilings and radiator.

BEDROOM 1: - (front) (16'2\" max into bay x 13'2\" max into chimney recess) (4.93m x 4.01m)
wide bay to front comprising 4 period sash windows and offering a leafy outlook, cast iron fireplace with inset tiles, wood surround and granite hearth, ceiling coving and picture rail, radiator and arched opening into large:

En Suite Bathroom/wc/Bedroom 4: - (could easily be put back to its original use as a double bedroom) (11'4\" x 10'8\" max into chimney recess) (3.45m x 3.25m)
large en suite bathroom (the size of a double bedroom) comprising corner bath, low level wc, bidet and 2 pedestal wash basins, large sash window to rear and radiator.

BEDROOM 2: - (rear) (15'9\" max into bay x 11'10\" max into chimney recess) (4.80m x 3.61m)
high ceilings with original cornicing and picture rail, wide bay to rear comprising 3 sash windows with pleasant outlook over neighbouring gardens, radiator and door accessing:

En Suite Shower Room/wc:
comprising shower enclosure with system fed Mira shower, low level wc and pedestal wash basin and high level window to side.

NURSERY/STUDY:
(currently used as a dressing room) (7'3\" x 5'3\") (2.21m x 1.60m) sash window to front and radiator.

SECOND FLOOR

LANDING:
doors leading off to bedroom 3 and shower room/wc.

BEDROOM 3: - (front) (19'0\" x 12'6\" max taken below sloped ceiling) (5.79m x 3.81m)
generous double bedroom with dual aspect windows to front and rear, radiator, corner storage cupboard and low level hatch accessing eaves storage space.

SHOWER ROOM/WC: - (rear) (12'0\" x 7'5\" max taken below sloped ceiling) (3.66m x 2.26m)
shower enclosure, low level wc and wash hand basin with built in cabinet, radiator, Velux skylight window and low level hatch accessing eaves storage space.

OUTSIDE

GARDENS:

Front:
level front garden with low level boundary wall and pathway leading to the main front door.

Rear: - (approx 50ft x 19ft) (15.24m x 5.79m)
southerly facing level lawned rear garden with generous patio seating area closest to the property, pathway leading up to rear patio where there is a garden shed and garden gate offering access out onto rear lane, brick and fence boundaries, various shrubs and an apple tree.

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 :

• GUIDE RANGE: £595,000-£615,000
• Ground Floor: vestibule, entrance hallway, sitting room, dining room/reception 2, reception 3/break
• First Floor: landing, bedroom 1 with large en suite bathroom/wc/bedroom 4 (could be converted back
• Second Floor: landing, bedroom 3 and shower room/wc