Property description

GUIDE RANGE: £800,000-£825,000
A substantial 7/8 bedroom, 3 reception room late Victorian period home with flexible accommodation arranged over 3 floors, a 40ft x 28ft split level rear garden and off street parking.Situated in the heart of Redland with Cotham Gardens Park and Redland train station just at the end of the road. Incredibly handy for the shops, restaurants and amenities of Cotham Hill, Whiteladies Road and Clifton Down shopping centre, also well located for families with excellent schools including Colston's Primary and Cotham Secondary School within 500 metres.

GROUND FLOOR

APPROACH:
via driveway providing off street parking and steps leading up to the entrance to the property.

ENTRANCE PORCH: - (6'3\" x 4'7\") (1.91m x 1.40m)
further door leading through to useful cupboard store which in turn has a door through to the rear garden and double glazed door providing the main entrance into the property.

ENTRANCE HALLWAY: - (approx 19'0\" x 6'4\" inclusive of staircase) (5.79m x 1.93m)
generous entrance hallway with staircase rising to first floor landing, doors lead off to sitting room, reception 2/family room, reception 3/study and kitchen/breakfast room, further doors access butler's pantry and store and understairs cupboard, radiator and coat hooks.

SITTING ROOM: - (front) (16'8\" max into bay x 15'0\" max into chimney recess) (5.08m x 4.57m)
wide bay to front comprising double glazed windows, high ceilings with original cornicing and picture rail, tiled fireplace with gas coal effect fire and period marble surround, radiators, cable tv point and exposed stripped floorboards.

RECEPTION 2/FAMILY ROOM: - (14'7\" max into bay x 13'0\" max into chimney recess) (4.45m x 3.96m)
large bay window to rear comprising 3 double glazed windows overlooking rear garden, open fire with period marble surround, high ceilings with original cornicing, ceiling rose and picture rail, 3 radiators and tv point.

KITCHEN/BREAKFAST ROOM - (23'6\" x 10'2\" max into chimney recess) (7.16m x 3.10m)
generous kitchen/breakfast room with a range of base and eye level kitchen units comprising cupboards and drawers with tiled worktop over and inset 1½ bowl sink and drainer unit, plumbing and appliance space for dishwasher and tall fridge, double glazed windows to side overlooking rear garden and affording plenty of natural light, generous breakfast/dining area with period dresser units with open shelving over to chimney recesses and wide wall opening accessing reception 2/family room and creating a sociable layout and flow to the accommodation. Door through to rear lobby (which in turn leads through to utility/cloakroom/wc).

UTILITY/CLOAKROOM/WC: - (9'8\" x 5'5\") (2.95m x 1.65m)
low level wc, pedestal wash basin, plumbing and appliance space for washing machine and dryer with counter and shelving over, window to side and wall mounted water heater.

RECEPTION 3/STUDY: - (13'4\" x 7'1\" max into chimney recess) (4.06m x 2.16m)
double glazed window to front, picture rail, attractive period fireplace with inset tiles and marble surround and built in shelving to chimney recesses.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc, staircase continuing to second floor landing.

BEDROOM 1: - (front) (17'1\" max into bay x 15'8\" max into chimney recess) (5.21m x 4.78m)
wide bay to front comprising double glazed windows, fireplace with period surround, radiator and picture rail.

BEDROOM 2: - (rear) (14'6\" max into bay x 13'5\" max into chimney recess) (4.42m x 4.09m)
currently used as an art studio and connects through to adjoining bedroom 3 but could easily be separated to provide 2 double bedrooms, wide bay to rear with pleasant outlook over rear garden, attractive period fireplace with inset tiles and marble surround, range of built in units along one wall with inset sink and wide wall opening into:

BEDROOM 3: - (12'6\" x 10'4\" max into chimney recess) (3.81m x 3.15m)
attractive period cast iron fireplace with inset tiles, exposed stripped floorboards and part glazed door leading out onto raised decked terrace which forms part of the split level rear garden. Built in cupboard housing boiler.

BEDROOM 4: - (front) (13'1\" x 7'3\" max into chimney recess) (3.99m x 2.21m)
double glazed window to front, boarded fireplace and built in cupboard to chimney recess.

BATHROOM/WC: - (6'9\" x 6'3\") (2.06m x 1.91m)
white suite comprising panelled bath with curved end providing shower enclosure with curved glass screen, low level wc, pedestal wash basin, inset spotlights, double glazed windows to side, tiled walls and heated towel rail.

SECOND FLOOR

LANDING:
doors off to bedroom 5, bedroom 6, bedroom 7, bedroom 8 and shower room/wc.

BEDROOM 5: - (front) (15'1\" max into recess x 13'10\") (4.60m x 4.22m)
double glazed windows to front offering wonderful rooftop cityscape views over Redland, radiator and tv point.

BEDROOM 6: - (rear) (13'4\" x 12'9\" max taken below sloped ceilings and into chimney recess) (4.06m x 3.89m)
Velux skylight window, radiator and attractive period cast iron fireplace.

BEDROOM 7: - (rear) (12'8\" x 10'4\" max into chimney recess) (3.86m x 3.15m)
double glazed window to rear and attractive period cast iron fireplace.

BEDROOM 8: - (front) (13'10\" x 7'8\" max into chimney recess) (4.22m x 2.34m)
skylight window, radiator and loft hatch.

SHOWER ROOM/WC:
shower enclosure, low level wc and sink, window to side.

OUTSIDE

OFF STREET PARKING/FRONT GARDEN:
the front garden has been landscaped to afford off street parking for one vehicle with raised borders beside and steps leading up to front door.

REAR GARDEN: - (overall measurement approx 40ft x 28ft) (12.19m x 8.53m)
interesting split level garden with level patio seating area ideal for barbeques and entertaining closest to the kitchen, steps up under pergola lead to raised lawn section and adjoining decked seating area.

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 :

• PRICE GUIDE RANGE: £800,000 - £825,000
• Ground Floor: vestibule, entrance hallway, sitting room, reception 3/study, reception 2/family room
• First Floor: landing, bedroom 1, bedroom 2 (currently used as a work space and integrating through
• Second Floor: landing, bedroom 5, bedroom 6, bedroom 7, bedroom 8 and shower room/wc
• A generous home in a great location with plenty of space for families