from the pavement of Cranbrook Road, proceed up the paved pathway into the covered porch. Doorway leads into:-

a generous reception hall with turning staircase leading to first floor landing, ceiling light point, coving, two sets of stained glass windows to side elevation, understairs storage cupboard, radiator, exposed wooden floorboards, skirting boards. Doors leading to sitting room, dining room, kitchen/breakfast room and downstairs cloakroom/wc.

low level wc, pedestal wash hand basin with tiled splashback, stained glass window to front elevation, ceiling light point, exposed wooden floorboards.

a spacious bay fronted sitting room with an array of double glazed windows overlooking the front elevation, central ceiling light point, coving, picture rail. Feature gas fireplace with tiled inset and wooden mantle. Radiator, moulded skirting boards.

a beautiful light filled room with deep bay with French doors leading out onto the rear garden, central ceiling light point, cornicing, picture rail. Open fireplace with tiled inset and painted surround. Radiator, exposed wooden floorboards.

fitted with a matching range of wall, base and drawer units. Space for range cooker (may possibly be sold subject to separate negotiations). A mixture of wood and granite worktops, built-in dresser, open fireplace with tiled inset, window to rear elevation, inset ceiling downlighters, ceiling light points, wall light points, breakfast bar, wooden upstand, moulded skirting boards, stripped wooden floorboards. Door leading to:-

built-in kitchen cabinetry with wood worktop over, inset 1 ½ bowl sink with mixer tap over. Space for washing machine, fridge/freezer and tumble dryer. Ceiling light point, window to side elevation, door giving access out onto rear garden, tiled surrounds, dado rail. Door to large pantry with high level window and built-in shelving. Additional built-in pantry with shelving and window to side elevation.

stairs ascend from the reception hall to a light and spacious landing with two ceiling light points, loft access hatch, moulded skirting boards and a radiator. Doors leading to bedroom 1, bedroom 2, bedroom 3, bedroom 4, bathroom and separate wc.

a generous sized double bedroom with large bay to front elevation comprising of double glazed windows, ceiling light point, coving, radiator. Feature fireplace with tiled inset and painted surround. Moulded skirting boards.

a double bedroom with window overlooking the rear elevation and the allotments beyond, ceiling light point, picture rail. Feature fireplace with tiled inset and painted surround. Radiator, moulded skirting boards.

a double bedroom with double glazed windows overlooking the front elevation, ceiling light point, an array of fitted wardrobes with high level cabinetry above and built-in dressing table, ceiling light point, radiator, moulded skirting boards.

a double bedroom with window overlooking the rear elevation and allotments beyond, ceiling light point, coving, pedestal sink with tiled splashback, built-in airing cupboard with cabinetry above, radiator, moulded skirting boards.

a curved panelled bath, pedestal wash hand basin, separate shower enclosure with electric shower over, obscured window to rear elevation, ceiling light point, picture rail, tiled surrounds, wall mounted chrome towel radiator.

low level wc, obscured window to side elevation, ceiling light point, moulded skirting boards.

mainly laid to chippings with a variety of trees and shrubs, bordered by a low dwarf wall.

paved pathway surrounding the house leading up to the rear access gate. The garden is mainly laid to lawn with a patio seating area. Timber framed barbecue hut – an ideal space for entertaining with gravelled flooring. The garden is enclosed by a variety of brick and rendered walls with wooden fencing above, side and rear access gate, pedestrian door to side of garage.

with up and over door, light point, window to rear elevation, pedestrian side access door.

in front of the garage there is an off-street parking space for a small vehicle accessed via the non-adopted road to the rear.

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: F