Property description

An understated and discreet frontage betrays a lovely family home set over 3 levels and benefits from a stunning outlook and view to the rear, approx. 95ft rear garden and 2 parking spaces.

The house has a wonderful laid back feel with bright and spacious rooms, lots of character and style.

The ground floor has a well-proportioned living room and a very light and spacious kitchen/dining room with doors opening onto a generous balcony which benefits from a real sense of privacy and a lovely outlook.

GROUND FLOOR

APPROACH:
steps lead down through the front garden to the canopied front entrance door.

ENTRANCE HALL: - (overall dimensions inclusive of stairwell) (15'6\" x 5'11\") (4.72m x 1.80m)
attractive secondary glazed stained glass inset into the door and to either side and above, spacious hallway with wooden flooring, stairs rising to the first floor, doors opening to kitchen/dining room and living room, picture rail, meter cupboards, understairs storage cupboard, radiator with cover.

LIVING ROOM: - (14'8\" max into bay x 12'9\" max into chimney recess) (4.47m x 3.89m)
well-proportioned room with a wide bay to the front elevation comprising double glazed windows, wooden floorboards, cast iron open fireplace with tiled hearth, picture rail, four wall lights, radiator.

KITCHEN/DINING ROOM: - (19'2\" into chimney recess x 14'1\" max) (5.84m x 4.29m)
a quite stunning kitchen with a range of wooden hand painted units, solid wood working surface with fitted shelving above, space for a range style cooker with extractor hood above, wooden floorboards, space for tall fridge/freezer, stainless steel sink with mixer tap, space for full size dishwasher, range of wooden double glazed windows to the rear elevation incorporating double doors which lead out onto the balcony, two radiators, steps lead down to the lower ground floor.

Balcony:
an incredible sense of privacy, It is hard to see another house from the balcony with a view over the surrounding gardens, trees and Bristol beyond, with a timber deck, balustrade, electric heating and electric awning.

LOWER GROUND FLOOR

STUDY/HOBBY ROOM: - (17'11\" x 14'2\") (5.46m x 4.32m)
a very handy room which is currently organised as storage and study space with wooden double glazed windows to the rear elevation, recessed spotlights, tiled floor, space and plumbing for automatic washing machine under the stairs, further storage to the front of the house. Thermostatic controlled underfloor heating, condensing boiler. The ground work is in place for an additional WC if required.

FIRST FLOOR

LANDING: - (overall dimensions inclusive of stairwell 10'2\" x 6'7\") (3.10m x 2.01m)
a well-proportioned landing with doors leading off to all rooms.

BEDROOM 1: - (front) (15'1\" max into bay x 11'4\" max into chimney recess) (4.60m x 3.45m)
a very bright and well-proportioned room with double glazed bay window to the front elevation, picture rail, ornamental tiled fireplace.

BEDROOM 2: - (rear) (13'8\" x 12'2\" max into chimney recess) (4.17m x 3.71m)
tiled ornamental fireplace, radiator, picture rail, range of double glazed wooden casement windows to the rear elevation with the most fantastic views across Bristol to the hills of Bath and Lansdown beyond.

BEDROOM 3: - (8'9\" x 7'5\") (2.67m x 2.26m)
currently arranged as a study with double glazed window to the front elevation, radiator, access to part boarded and shelved loft space.

BATHROOM/WC: - (6'8\" x 6'6\") (2.03m x 1.98m)
a contemporary and stylish bathroom, white suite comprising wash hand basin, low level wc, panelled bath, tiled walls, recessed spotlights, heated towel rail, extractor fan, wooden opaque glazed double glazed window to the rear elevation, tiled floor.

OUTSIDE

GARDEN: - (approx 95ft x 19ft overall inclusive of off street parking space) (28.95m x 5.79m)
it is a rare feature in such central environs to have such a generous garden. The garden is separated into two main areas, the first undercover of the balcony above and paved and used mainly as a storage area, log store, with outside hot and cold taps, Belfast sink. Steps lead down to a lawn with raised sleeper beds and raspberry bushes, carefully landscaped to include circular paved seating area, well stocked beds to either side. Steps lead down again to a paved area with a substantial timber shed, two off street parking spaces, bamboo shrub borders and apple, yellow gage and cherry trees. The rear access opens out into Ashley Down Road.

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 :

• There is a lower ground floor room with access onto the 95ft landscaped rear garden, parking and re
• On the first floor there are 3 bedrooms and even more fantastic views to the rear and a stylish and
• Set in an increasingly popular location - very close to St Andrews Park, Sefton Park Infant and Jun
• A deceptively spacious family home with further scope for loft conversion (subject to necessary con