Property description

PRICE GUIDE RANGE £799,000 - £859,000
A spectacular 5 double bedroom (2 with en-suites) Edwardian family home tastefully renovated to exacting standards and offering vast, flexible accommodation, including a beautiful 21'4" x 16'10" family kitchen/dining room flowing seamlessly out to a level 41ft x 28ft rear garden.One previous owner from new (1905), hence retaining so much period detail and character.Superb location just a hundred metres away from the expansive St Andrews Park, also within 500 metres of Sefton Park Primary School and incredibly handy for the independent shops, restaurants and cafes of Gloucester Road.

GROUND FLOOR

APPROACH:
via stone pillars and pathway leading beside the front garden up the left hand side of the property where you will find the main entrance a short way along on the right hand side.

ENTRANCE HALLWAY: - (20'4" x 7'0" max inclusive of staircase) (6.20m x 2.13m)
an impressive entrance hallway with high ceilings, original cornicing and ceiling rose, picture rail, period staircase with striped stair runner carpet leading to first floor landing, wall mounted thermostat control for central heating, cleaned and restored original stained glass windows beside and over front door, doors leading off to sitting room, reception 2, reception 3 and boot room (which in turn leads through to cloakroom/wc), further door accesses staircase descending to the lower ground floor landing.

SITTING ROOM: - (front) (19'7" max into bay x 17'10" max into chimney recess) (5.97m x 5.44m)
wide bay to front comprising sash style double glazed windows with fitted plantation shutters and original stained glass panels over, lovingly restored period fireplace with inset tiles, tiled hearth and impressive marble surround, high ceilings with ornate original ceiling coving, central rose and picture rail, radiators. TV, radio, satellite and Telephone points.

RECEPTION 2: - (rear)(16'4" x 12'1" max into chimney recess) (4.98m x 3.68m)
generous reception room with high ceilings, original cornicing, ceiling rose and picture rail, restored period fireplace with inset tiles, tiled hearth and impressive marble surround, radiators, double glazed sliding sash style windows to rear overlooking rear garden. TV, radio, satellite and telephone points.

RECEPTION 3: - (rear) (16'2" x 9'11") (4.94m x 3.02m)
sliding sash style double glazed window to rear offering similar outlook as reception 2, ceiling coving and central rose, restored period fireplace with inset tiles, tiled hearth and surround, radiators, dado rail. TV, radio, satellite and telephone points.

BOOT ROOM: - (9'7" x 4'2" max) (2.92m x 1.27m)
a useful cloaks/boot room with wall mounted central heating system including Worcester boiler and high pressure hot water cylinder with digital control panel beside, Cat5 distribution point, door leads through to:-

CLOAKROOM/WC: - (6'5" max x 4'3") (1.96m x 1.30m)
low level wc, wall mounted wash hand basin with tiled splashbacks, chrome effect heated towel rail, sliding double glazed sash style window to front with stained glass panel over and fitted plantation shutters, alarm box and electric meter.

FIRST FLOOR

LANDING:
spacious and light landing with staircase continuing to the second floor, flooded with natural light by large Velux skylight windows set into the roof angles above, high ceiling with cornicing and inset spotlights, paint washed floorboards, radiator, doors off to bedroom 1, bedroom 2, bedroom 3 and shower room/wc.

BEDROOM 1: - (front) (19'8" max into bay x 17'6" max into chimney recess) (5.99m x 5.33m)
wide bay to front comprising sliding double glazed sash style windows with a pleasant outlook towards St Bartholomew's Church, high ceilings with original cornicing and picture rail, restored period cast iron fireplace, paint washed floorboards, radiator. TV, radio, satellite and telephone points, door leading through to:-

En Suite Shower Room/WC: - (8'4" x 5'0") (2.54m x 1.52m)
stylish en suite shower room with oversized shower enclosure and dual headed system fed shower, low level wc, wall mounted wash hand basin, chrome effect heated towel rail, part tiled walls, mirror, inset spotlights, shaver point, extractor fan, sliding double glazed sash style window to front with built-in plantation shutters.

BEDROOM 2/GUEST ROOM: - (16'1" max x 11'1" max into chimney recess) (4.90m x 3.38m)
a double bedroom with sliding double glazed sash style windows to rear overlooking the rear garden, fireplace, high ceilings with ceiling coving, paint washed floorboards, radiators. TV, radio, satellite and telephone points, door accessing:-

En Suite Shower Room/WC: - (6'9" x 5'0") (2.06m x 1.52m)
white suite comprising walk-in shower enclosure with dual headed system fed shower, low level wc and wall mounted wash hand basin, chrome effect heated towel rail, part tiled walls, mirror, obscure double glazed sliding sash style window to side, inset spotlights, shaver point, extractor fan.

BEDROOM 3: - (rear) (16'3" x 11'2") (4.95m x 3.40m)
double bedroom with large sliding sash style double glazed window to rear, original ceiling cornicing, paint washed floorboards, beautiful period fireplace, radiators. TV, radio, satellite and telephone points.

SHOWER ROOM/WC: - (11'0" x 4'10") (3.35m x 1.47m)
white suite comprising shower enclosure with dual headed system fed shower, low level wc and wall mounted wash basin, two obscure double glazed sliding sash style windows to side, heated towel rail, mirror, inset spotlights, extractor fan, shaver point, tiled floor.

SECOND FLOOR

LANDING:
generous landing with two large Velux skylight windows flooding the landing and stairwell with natural light. Doors lead off to bedroom 4, bedroom 5, family bath/shower room/wc and useful internal walk-in storage area.

BEDROOM 4: - (front) (17'6" max into chimney recess and taken below sloped ceilings x 16'0") (5.33m x 4.88m)
generous double bedroom with plenty of natural light provided by sliding double glazed sash style window to front and two further Velux windows to side, restored period fireplace, paint washed floorboards, radiator. TV, radio, satellite and telephone points. Door accessing adjoining area measuring 15'9" x 4'10" (4.80m x 1.47m )( below sloped ceiling, perfect for a children's den/play area off the bedroom or additional storage space.

BEDROOM 5: - (rear) (16'0" x 12'0" max taken below sloped ceilings) (4.88m x 3.66m)
double bedroom with high level sliding sash style double glazed window to rear offering fabulous cityscape views over the rooftops of neighbouring roads in St Andrews and then over the city towards the Bath hills in the distance, radiator. TV, radio, satellite and telephone points.

FAMILY BATH/SHOWER ROOM/WC: - (16'0" x 10'4" max below sloped ceilings) (4.88m x 3.15m)
an opulent bathroom with fabulous oval freestanding bath with floor standing mixer tap and shower attachment beside, built-in shower enclosure with system fed shower and mosaic tiling, dual bowl sinks built into rustic wooden table with open shelf beneath, system fed taps and tiled splashbacks over, low level wc, restored period fireplace, chrome effect heated towel rails, mirror, shaver point, inset spotlights, double glazed sash style window to rear offering similar outlook as bedroom 5.

LOWER GROUND FLOOR

APPROACH:
the staircase descends into a fabulous family kitchen/dining space which has been lovingly designed and created by the current owners, doors off to cloakroom/wc and utility room.

KITCHEN/DINING ROOM: - (21'4" max into recess x 16'10" max into panoramic sliding doors) (6.50m x 5.13m)
stylish and contemporary kitchen/dining room offering the scale and quality rarely found in this type of property featuring a fabulous kitchen with gloss handle-less units and silestone white worktops over with a range of base and eye level soft closing cupboards and drawers with central stainless steel Smeg hob with chimney hood over, under unit lighting, integrated eye level Smeg multifunctional single oven and Smeg combination microwave with family sized integrated larder style fridge beside, central island unit with overhanging breakfast bar and inset sink and drainer, appliance space for 12 bottle wine cooler and integrated dishwasher. Fabulous tiled floor with ample space for family dining table, inset spotlights. TV, radio, satellite and telephone points, radiators, inset spotlights and anthracite grey sliding aluminium double glazed doors with glazed panels beside giving a seamless access to the rear garden.

UTILITY ROOM: - (8'0" x 5'9") (2.44m x 1.75m)
practical utility space with gloss cream base units with worktop over and inset sink and drainer unit, plumbing and appliance space for washing machine, tumble dryer and freezer, tiled floor.

CLOAKROOM/WC: - (5'8" max x 4'6") (1.73m x 1.37m)
low level wc, pedestal wash basin with tiled splashback, heated towel rail, tiled floor.

OUTSIDE

GARDENS:

Front:
level lawned front garden with hedgerow and low level boundary wall offering privacy from the pavement, pathway leading to the side of the property where there is gated side access to the rear garden.

Rear: - (41ft x 28ft) (12.50m x 8.53m)
level south easterly facing rear garden mainly laid to lawn with generous decked seating area perfect for outside entertaining, outdoor plug sockets and tap, useful covered open garden store ideal for bikes, garden equipment etc., brick and fenced boundary walls, steps leading up to secure gated side access.

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 :

• PRICE GUIDE RANGE: £799,000 - £859,000
• Ground Floor: wide entrance hallway, fabulous bay fronted sitting room and two further reception ro
• Lower Ground Floor: kitchen/dining room, utility room, cloakroom/wc
• First Floor: 3 double bedrooms (2 with en suite), further shower room.
• Second (Top) Floor: bedroom 4, bedroom 5, useful storage area, stunning family bath/shower room/wc