from the pavement, impressive part stone gate pillars with paved pathway leading up through the front garden to a Bath stone pilaster having wall mounted external light. Part multi-paned wood panelled door with fanlight, opening to:-

a most welcoming introduction having inlaid entrance mat and solid oak flooring, elegant turning staircase ascending to the first floor with handrail and ornate cast iron balustrade, moulded skirtings, panelled walls to dado rail, simple moulded cornicing, ceiling light point, concealed radiator. Open doorway through to:-

a gracious principal reception room, with virtually full width bay window to the front elevation comprising three wooden double glazed sash windows. Central ornate cast iron fireplace with decorative tiled slips and slate hearth, recesses to either side of the chimney breast (one with double opening cupboard and fitted book shelving), moulded skirtings, radiator, simple moulded cornicing, ceiling light point.

a fabulous and extended family entertaining space, loosely divided as follows:-

inset woodburning stove set upon a slate hearth with slate mantelpiece, recesses to either side of the chimney breast (one with fitted workstation and bookshelving), solid oak flooring, further base level cupboards and shelving above, timber wall panelling, radiator, moulded skirtings, ceiling light point. Part glazed casement door opening to the utility room. Two walkways through to:-

dual aspect with multi-paned sash windows to both the side and rear elevations, sloping ceiling with two large Velux windows, base level cupboard with glazed shelving, oak flooring, moulded skirtings, Victorian style radiator, two vertical column style radiators, two wall light points, inset ceiling downlights, ceiling light point. Double opening double glazed casement doors overlooking and opening externally to the rear garden.

comprehensively fitted with an array of base and eye level units combining drawers, cabinets and shelving. Roll edged granite worktop surfaces, splashback tiling and pelmet lighting. Undermount Franke double sink with swan neck mixer tap. Additional granite worktop with undermount circular sink and mixer tap. Integral double electric ovens, 5 ring gas hob with stainless steel extractor hood. Space for dishwasher and tall fridge/freezer. Solid oak flooring, inset ceiling downlights, radiator, large rooflight and multi-paned sash window to the rear elevation.

base and eye level shaker style units combining drawers and cabinets, roll edged granite effect worktop surfaces with splashback tiling, stainless steel sink with draining board to side and mixer tap over, space and plumbing for washing machine, space for wine cooler, tiled flooring, radiator, high sloping roof with two Velux windows and inset ceiling downlights, extractor fan, radiator. Double opening double glazed casement doors overlooking and opening externally to the rear garden. Wall mounted Gloworm gas fired boiler. Door to integral garage. Panelled door with moulded architraves, opening to:-

low level dual flush wc, pedestal wash hand basin with mixer tap and splashback tiling, tiled flooring, moulded skirtings, radiator, high sloping ceiling with ceiling light point, extractor fan, wooden multi-paned double glazed window to the rear elevation.

multi-paned sash window overlooking the rear garden with fitted plantation style shutters, moulded skirtings, door opening to airing cupboard with hot water cylinder and slatted shelving. Recessed bookshelving, useful understairs cupboard, radiator, moulded skirtings, two ceiling light points. Staircase rising to the second floor. Four-panelled doors with moulded architraves, opening to:-

a pair of wooden bay sash windows to the front elevation, numerous built-in wardrobes featuring double hanging rail, drawer and shelving space. Radiator, moulded skirtings, inset ceiling downlights, chimney breast with recesses to either side (one with fitted bookshelving). Door opening to:-

low level dual flush wc. Walk-in style shower cubicle with glass door and screens, low level shower tray, fully tiled surround, wall mounted shower unit and handheld shower attachment. Pedestal wash hand basin with mixer tap. Tiled flooring, heated towel rail/radiator, wooden sash window to the front elevation, wall mounted mirrored cupboard with integral lighting, ceiling downlights.

multi-paned sash window overlooking the rear garden, engineered oak flooring, moulded skirtings, radiator, ceiling light point.

low level dual flush wc. His and hers wash hand basins with mixer taps, splashback tiling and pull out drawers. Bath with mixer tap, shower screen, wall mounted shower unit and handheld shower attachment. Wooden sash window to the rear elevation, tiled flooring, Victorian style radiator, wall mounted mirrored cupboards, inset ceiling downlights, extractor fan.

fitted shelving, ceiling light point, loft access. Four-panelled doors with moulded architraves, opening to:-

wooden double glazed sash window to the front elevation, radiator, ceiling light point, chimney breast with recesses to either side, moulded skirtings.

multi-paned sash window overlooking the rear garden with radiator below, generous built-in cupboards and drawers, moulded skirtings, eaves storage cupboard, ceiling light point.

the house is set back from the road behind a dwarf stone wall with clipped hedge that provides a good amount of privacy, majority stone paved with borders featuring an array of flowering plants and mature shrubs.

brick paved off-street parking space with access to integral single garage.

metal up and over door, high level fitted shelving, high sloping ceiling with illuminate strip light, radiator, double power socket and water tap.

immediately to the rear of the kitchen/family/entertaining space there is a sunken patio with ample space for garden furniture, potted plants and barbecuing etc., having raised borders that feature an array of flowering plants and mature shrubs plus established acer tree. External lighting and water tap. Double doors also return to the utility room. From here a panelled door opens to the home office. A shallow flight of stone steps then ascends to the remainder of the garden which is predominantly laid to lawn with sylvan outlook beyond. There is a sunken pond with railway sleeper bridge and water feature. Timber decked seating area with pergola and an established wisteria. The garden has been carefully laid out to provide differing sections with borders, a variety of fruit trees including pears and apples. Useful garden shed and compost area.

dual aspect with double glazed wooden windows and overlights to the side and rear elevations, tiled flooring, raised height fitted shelving, sloping roof with two Velux windows, two wall light points, two ceiling light points. Door to:-

built-in shower cubicle with folding glass door, tiled surround, wall mounted shower unit and handheld shower attachment. Plumbing for wash hand basin and cistern. Windows to both the front and side elevations, ceiling light point, tiled flooring, ceiling downlight, extractor fan.

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