from the pavement, a pathway with gentle flight of steps ascending to the front entrance. Upvc double glazed front door with overlight, opening to:-

a pair of windows with overlights to the front elevation plus internal window through to the sitting room, quarry tiled flooring with inset entrance mat, coat hooks. Solid wood panelled front door with leaded light insert and arched overlight, opening to:-

a most welcoming introduction, having an elegant turning staircase ascending to the first floor, wooden flooring, moulded skirtings, ornate moulded cornicing, radiator, base level main switchboard control cupboard, understairs open-fronted storage with further coat hooks. Panelled doors with moulded architraves opening to the sitting room and dining area. Part obscure multi-paned door opening to:-

low level dual flush wc, wall mounted wash hand basin with mixer tap and splashback tiling, obscure glazed window to the side elevation, ceiling light point.

wide bay window to the front elevation with overlights and radiator below. Central period fireplace with cast iron surround and an ornately carved wooden mantelpiece plus recesses to either side of the chimney breast. Moulded skirtings, picture rail, ornate moulded cornicing, ceiling light point.

central coal effect gas fire with cast iron surround, decorative tiled slips, ornately carved wooden mantelpiece and slate hearth. Recesses to either side of the chimney breast, tall moulded skirtings, two vertical column style radiators, picture rail, ornate moulded cornicing, two ceiling light points. Wide wall openings through to the kitchen area and family room.

comprehensively fitted with an array of base and eye level units shaker style units combining drawers and cabinets. Roll edged granite worktop surfaces with matching upstands and splashback to the hob. Integral appliances including electric oven, 5 ring gas hob, stainless steel extractor hood and dishwasher. Space for tall fridge/freezer, window to the side elevation, coved ceiling, inset ceiling downlights. Cupboard housing Worcester Greenstar gas fired combination boiler. Wall opening through to the utility room.

having high canopied style ceiling with Velux window and triangular window to the rear elevation. Wooden flooring with underfloor heating, woodburning stove set upon a slate hearth, moulded skirtings, inset ceiling downlights, built-in shelving, wired for surround sound speakers. Wide bi-folding doors overlooking and opening externally to the rear garden.

double opening larder style cupboard with generous shelving and further cupboards above, shaker style base and eye level units combining cupboards and drawer, roll edged wooden worktop surfaces with splashback tiling, Belfast style sink with swan neck mixer tap, part tiled and part wooden flooring with shallow flight of steps in-between, high sloping ceiling with Velux window, inset ceiling downlights. Space and plumbing for washing machine, space for tumble dryer. Upvc double glazed door opening externally to the rear garden.

part galleried over the stairwell and enjoying natural light with obscure glazed window to the side elevation,, turning staircase ascending to the second floor with further window also to the side elevation. Moulded skirtings, ceiling light point. Panelled doors with moulded architraves, opening to:-

box bay window to the front elevation with radiator below, generous built-in wardrobes with cupboards above and shelving, moulded skirtings, picture rail, ceiling light point.

windows with overlights to the rear elevation with far reaching views and radiator below, generous built-in wardrobes with cupboards above and shelving, moulded skirtings, picture rail, ceiling light point.

windows with overlights to the rear elevation with far reaching views and radiator below, moulded skirtings, picture rail, ceiling light point.

large shower cubicle with wall mounted shower unit, handheld shower attachment and waterfall style shower. Panelled bath with mixer tap. Wall mounted wash hand basin with mixer tap and pull out drawer below. Low level dual flush wc. Obscure glazed windows with overlights to the front elevation, tiled flooring and majority tiled walls, heated towel rail/radiator, inset ceiling downlights, extractor fan, ceiling light point.

enjoying natural light via the aforementioned windows to the side elevation, inset ceiling downlight, ceiling light point and complimentary shelf. Doors with architraves, opening to:-

three windows to the rear elevation with far reaching rooftop views, two Velux windows to the front elevation, radiator, canopied style ceiling with inset ceiling downlights. Door to:-

part restricted head height, window to the rear elevation, inset ceiling downlights, radiator. Door returning to the landing.

shower cubicle with wall mounted electric shower and handheld shower attachment. Low level flush wc. Pedestal wash hand basin with mixer tap. Fully tiled walls, shaver point, inset ceiling downlights, extractor fan, heated towel rail/radiator, Velux window.

the house is set back from the road behind a level front garden with clipped hedge borders and an assortment of mature shrubs.

off-street parking for one car with the driveway narrowing and providing access to the storage garage via wooden double doors.

window to the side elevation, light and power connected, personal door from the rear garden.

immediately to the rear of the house and accessed via bi-folding doors from the family room (as well as a door from the utility room) there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. The remainder of the garden is then principally laid to lawn enclosed by timber fencing with deep borders featuring an array of flowering plants, mature shrubs and climbing plants. Two apple trees, useful garden shed and a further sitting out area for the evening sun. External double power socket, outside tap and lighting.

available exclusively through the sole agents, Richard Harding Estate Agents Limited, tel: 0117 946 6690.

only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

it is understood that the property is freehold. This information should be checked with your legal adviser.

Bristol City Council. Council Tax Band: E