from the stone chipped driveway there is an external mailbox and external light. Upvc double glazed door with etched glass panels opening to:-

a most welcoming introduction, having an elegant turning oak staircase with handrail and toughened glass balustrade ascending to the first floor. Tiled flooring, moulded skirtings, vertical style column radiator, tall window to the front elevation, inset ceiling downlights, useful understairs storage cupboard. Panelled doors with stainless steel door furniture, opening to:-

upvc double glazed door overlooking and opening externally to the driveway with tall windows to either side, engineered oak flooring, vertical style column radiator, inset ceiling downlights.

large window overlooking the driveway, engineered oak flooring with underfloor heating and wall mounted digital thermostat heating control, part exposed brick wall, high sloping ceiling, three ceiling light points.

a thoughtfully designed and extended kitchen/family entertaining space having two sets of bi-folding doors overlooking and opening externally to the rear garden plus two large lantern lights. Loosely divided as follows:-

chimney breast with decorative recess and recesses to either side, having stone detailing, wall mounted cupboards and ceiling light points set into recesses. Recessed floating book shelves, engineered oak flooring, inset ceiling downlights, two column style radiators. Panelled door with stainless steel door furniture opening to shower room. Open access to:-

comprehensively fitted with an array of handleless and soft closing base and eye level units combining drawers and cabinets. Slimline granite effect worktop surfaces with wood effect breakfast bar. Integral appliances including electric double oven, electric grill, 5 ring gas hob with extractor, counter fridge, tall fridge/freezer and dishwasher. Corner carousel unit, splashback tiling, pull up multi-power socket, inset ceiling downlights, engineered wooden flooring.

built-in shower cubicle with glass door, built in shower unit, handheld shower attachment and an overhead waterfall style shower. Wide wash hand basin with wall mounted mixer tap and pull out drawer. Low level dual flush wc with concealed cistern. Tiled flooring. Obscure glazed window to the side elevation, heated towel rail/radiator, extractor fan, ceiling light point. Cupboard housing wall mounted Worcester Bosch gas fired combination boiler with pressurised tank.

part galleried over the stairwell with handrail and reinforced glass balustrade which enjoys plenty of natural light with wide window to the front elevation. Engineered wood flooring, radiator, inset ceiling downlights. Solid oak turning staircase ascending to the second floor again with railing and reinforced glass balustrade. Panelled doors with stainless steel door furniture opening to:-

wide window to the front elevation, integral wall mounted cupboards, engineered wood flooring, radiator, inset ceiling downlights. Panelled door with stainless steel door furniture opening to:-

built-in shower cubicle with tiled surround, built-in shower unit and an overhead waterfall style shower. Wash stand with wash hand basin and mixer tap plus cupboard below. Low level dual flush wc. Engineered wood flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan.

wide window overlooking the rear garden, engineered wood flooring, radiator, raised height built-in cupboards, inset ceiling downlights.

wide window to the rear elevation, built-in wardrobes offering ample hanging rail and shelving space, engineered wood flooring, radiator, inset ceiling downlights.

shower cubicle with tiled surround, built-in shower unit and overhead waterfall style shower. Wood effect worktop with wash hand basin and mixer tap having double opening cupboard and drawer below. Low level dual flush wc. Engineered wood flooring, heated towel rail/radiator, window to the rear elevation, inset ceiling downlights, extractor fan.

part galleried over the stairwell with handrail and reinforced glass balustrade, Velux window to the front elevation, eaves storage cupboard, ceiling light point, engineered wood flooring. Panelled door with stainless steel door furniture, opening to:-

virtually full width window enjoying a lovely sylvan outlook across the rear garden. Two Velux windows to the front elevation with fitted blackout blinds. Built-in wardrobe and cupboards. Airing cupboard housing hot water cylinder and pressurised tank. Engineered wood flooring, inset ceiling downlights, radiator. Panelled door with stainless steel door, opening to:-

double width shower cubicle with tiled surround, built-in shower unit, handheld shower attachment and an overhead waterfall style shower. Low level dual flush wc with concealed cistern. Freestanding bath with swan neck mixer tap and handheld shower attachment. Wash hand basin with wall mounted mixer tap and cupboard below. Tiled flooring with underfloor heating, heated towel rail/radiator, obscure glazed window to the rear elevation, extractor fan, inset ceiling downlights.

designed for ease of maintenance and to accommodate multiple vehicles, being stone chipped with central pathway. Shrub borders to either side provide a good amount of privacy and there are five clipped conifers formed as a feature. Paved area immediately in front of the sitting room. Wrought iron gate with side pathway leading to the rear garden.

immediately to the rear of the house and accessed via twin sets of bi-folding doors, there is a broad patio with ample space for garden furniture, potted plants and barbequing etc. Having wall mounted external lights and double power socket. The remainder of the garden is level and principally laid to lawn with timber fencing to either side and an assortment of mature shrubs. There is also a number of specimen trees that provide a good amount of privacy and feature. Useful garden shed. Gated side return access to driveway.

wood effect flooring, space for chest freezer, worktop surface with stainless steel sink, draining board to side and mixer tap over, space and plumbing for washing machine, wall mounted cabinets, ceiling light point, power sockets.

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