Property description

A tastefully updated and surprisingly roomy (over 1,250 sq ft) 2 double bedroom, 2 reception room period mews house located within just a hundred metres of Durdham Downs and offering balanced well-proportioned accommodation and a 20ft decked rear garden.Peaceful backwater of Clifton yet within just 100 metres of Durdham Downs and a few hundred metres of Whiteladies Road/Blackboy Hill making it an incredibly convenient location.

GROUND FLOOR

APPROACH:
via main front door at pavement level leading directly into a spacious entrance hallway.

ENTRANCE HALLWAY: - (17'10\" x 7'10\" max) (5.44m x 2.39m)
wide welcoming entrance hallway filled with natural light provided by obscure glazed window to front, useful understairs recess, telephone point, parquet flooring, staircase rising to first floor landing, generous built in cloaks storage cupboard, radiator and doors off to sitting room and kitchen/breakfast room.

SITTING ROOM: - (rear) (16'2\" x 11'9\") (4.93m x 3.58m)
light and airy sitting room with feature fireplace, inset spotlights, radiator, serving hatch access through to kitchen/breakfast room, tv point and part glazed double doors with glazed panels beside and over leading through into reception 2/conservatory.

RECEPTION 2/CONSERVATORY: - (14'3\" x 13'4\") (4.34m x 4.06m)
generous second reception room currently used as a dining room with double glazed ceiling panels and windows to rear, double glazed door to rear accessing rear garden, engineered wood flooring and radiator.

KITCHEN/BREAKFAST ROOM: - (front) (16'9\" x 10'2\") (5.11m x 3.10m)
modern fitted stylish kitchen with a built in range of gloss cream base and eye level units with solid walnut worktops over, integrated double Neff combi oven, integrated dishwasher and washer/dryer, inset 1½ bowl sink and drainer unit, 5 ring Neff ceramic hob with stainless steel splashback and chimney hood over, corner wall unit concealing Ariston gas combination boiler, further appliance space for fridge/freezer, ample space for breakfast table, parquet wood flooring, inset spotlights and pretty bow bay to front offering a pleasant outlook down Quarry steps.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2 and bathroom/wc.

BEDROOM 1: - (front) (17'0\" x 10'8\") (5.18m x 3.25m)
large double bedroom with pretty windows to front offering a pleasant outlook over roof tops of neighbouring cottages down Quarry Steps, surprisingly high ceilings with inset spotlights and built in double wardrobes with storage cupboards over.

BEDROOM 2: - (rear) (16'9\" max into built in wardrobes x 11'1\") (5.11m x 3.38m)
well-proportioned double bedroom with double glazed windows to rear, high ceilings with inset spotlights, useful range of built in double wardrobes with storage cupboards over spanning the depth of the room and radiator.

BATHROOM/WC: - (11'3\" x 7'6\" max) (3.43m x 2.29m)
stylish fitted bathroom comprising double ended bath and central mixer taps, pedestal wash hand basin below demisting mirror, low level wc, corner shower enclosure with system fed dual headed shower, Porcelanosa tiled floor with underfloor heating, chrome effect heated towel rail, tiled walls, inset spotlights, extractor fan and useful recessed storage/linen cupboard, window to front.

OUTSIDE

REAR GARDEN:
(access from the dining room/conservatory) double decked seating areas with several steps up to a raised decked courtyard garden measuring (20'6\" x 13'0\") (6.25m x 3.96m) offering a generous but low maintenance outside seating and entertaining area. Outside tap.

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: wide entrance hallway, sitting room with double doors leading through to reception 2/
• First Floor: landing, 2 large double bedrooms and contemporary bathroom/shower/wc with underfloor h
• A well located character property presented to a high standard throughout and offering a fabulous a