Property description

A civilised and spacious 5 bedroom, 3 reception plus vaulted kitchen dining room early 1920's semi-detached family house with a gated driveway and ample parking, generous garage and a level south west facing rear garden

The accommodation is extremely well presented with lots of character and benefits from a quite charming atmospherePeaceful position and excellent location - near the lovely woodland walks and parkland of Blaise Castle, offers peace and tranquillity away from the city rush but within easy reach of many facilities - local shopping available in Westbury Lane and convenient for access to city centre, Westbury-on-Trym village and the Cribbs Causeway regional shopping centre or for commuting out of town via M5 motorway junctions 17 or 18

GROUND FLOOR

APPROACH:
from the road timber gates open out into a stone gravelled driveway, pathway leads to the front door.

ENTRANCE HALL: - (19'3\" x 11'7\" overall inclusive of stairwell) (5.87m x 3.53m)
a very spacious and elegant hall with stairs rising to the first floor landing and doors opening up to 3 reception rooms and a large kitchen/dining room, ceiling coving, picture rail and dado rail, radiator and handy understairs storage cupboard, useful cloaks cupboard (4'11\" x 2'7\") (1.50m x 0.79m) with opaque glazed window to the front elevation.

KITCHEN/BREAKFAST ROOM: - (24'3\" x 8'11\" widening to 16'6\") (7.39m x 2.72m/5.03m)
particularly impressive room full of natural light with windows to the front and back elevations, vaulted ceilings and double glazed Velux skylight. Described separately as follows:Kitchen Area: fitted with a range of hand painted wall and base units incorporating tiled working surface and tiled splashbacks, circular stainless steel sink unit, draining board and mixer tap, waste disposal unit, 4 ring gas hob with electric oven beneath and filter hood above, integrated fridge/freezer, space and plumbing for dishwasher, radiator and exposed wooden flooring throughout.Dining Area: additional radiator, large double glazed doors to the rear elevation with further glazed panels above and to each side which overlook the charming south-westerly facing rear garden.

UTILITY: - (12'8\" x 9'8\" overall inclusive of downstairs wc) (3.86m x 2.95m)
wall and base units incorporating working surface, stainless steel sink unit and draining board, radiator, tiled floor, appliance space, door to garage, partially glazed door with attractive wooden casement window to the rear elevation which overlooks the rear garden.WC: low level wc, wall mounted wash hand basin, continuation of the tiled floor, casement window to the rear elevation, radiator.

SITTING ROOM: - (rear) (14'11\" into chimney recess x 13'5\") (4.55m x 4.09m)
calm and relaxing sitting room with large double glazed doors with panels above and to each side to the rear elevation opening out directly into the rear garden with a south-westerly aspect, ceiling coving, plate racks and feature open fire with stone surround and mantle and slate hearth, radiator.

DINING ROOM: - (front) (14'4\" x 14'3\") (4.37m x 4.34m)
large double glazed window to the front elevation and a further casement window to the side elevation, ceiling coving, picture rail, radiator, attractive period dresser.

STUDY/RECEPTION 3: - (13'6\" x 10'2\") (4.11m x 3.10m)
large double glazed window to the rear elevation overlooking the rear garden, ceiling coving, picture rail, dado rail, wooden dresser style storage and shelves to either side of the chimney breast, radiator, ornamental fireplace with wooden surround and mantle.

FIRST FLOOR:

LANDING: - (14'9\" x 9'11\" min) (4.50m x 3.02m)
doors lead off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc. Attractive double glazed window to the front elevation, stairs rising to the second floor, radiator, picture rail, dado rail.

BEDROOM 1: - (rear) (15'0\" x 13'5\") (4.57m x 4.09m)
attractive master bedroom with double glazed window to the rear elevation, picture rail, radiator, door to: En Suite Shower/wc: (10'5\" x 6'1\" overall including shower and wardrobe) (3.18m x 1.85m) large opaque double glazed window to the side elevation, low level wc, tiled cupboard unit incorporating ceramic wash hand basin, large fully tiled shower cubicle with mains fed shower, heated towel rail, recessed spotlights, wardrobe with 2 rails and further storage space above.

BEDROOM 2: - (rear) (13'5\" into bay x 10'3\" into chimney recess) (4.09m x 3.12m)
large double glazed window to the rear elevation, picture rail, attractive period fireplace with tiled hearth, radiator.

BEDROOM 3: - (front) (10'11\" x 10'5\") (3.33m x 3.18m)
charming room with 2 double glazed windows to the front elevation with attractive views, picture rail, radiator.

BATHROOM/WC:
2 double glazed windows to the front elevation, low level wc, white suite comprising low level wc, pedestal wash hand basin and wood panelled bath with mains fed shower, shower screen, partially tiled walls, wooden flooring, radiator.

SECOND FLOOR

LANDING: - (15'1\" x 8'0\") (4.60m x 2.44m)
2 double glazed Velux skylights to the front elevation, doors lead off to bedroom 4, bedroom 5 and shower room/wc, useful eaves storage and access to the roof storage area, radiator.

BEDROOM 4: - (right) (13'6\" x 12'4\" max) (4.11m x 3.76m)
double glazed windows to the side and rear elevations, radiator, eaves storage, exposed wooden flooring.

BEDROOM 5: - (left) (11'7\" x 10'3\") (3.53m x 3.12m)
large double glazed window to the rear elevation, radiator, eaves storage, exposed wooden floorboards.

SHOWER ROOM/WC: - (14'9\" x 7'7\" measured to the back of shower cubicle and with restricted head height) (4.50m x 2.31m)
white suite comprising low level wc, pedestal wash hand basin with shaver point and light, shower cubicle with electric shower and fitted storage either side, exposed wooden floorboards, recessed spotlights and useful Airing Cupboard housing hot water tank and fitted shelves.

OUTSIDE

GARDENS:
Front: ample off street parking, access to the garage, front lawn, stone gravelled driveway.Rear: (approx 48ft x 46ft) (14.63m x 14.02m) very private south-westerly facing enclosed garden with a large patio immediately outside the back of the house and the remainder of the garden is mainly laid to lawn with well stocked borders containing a variety of shrubs, flowers and small trees, timber garden shed.

GARAGE:
timber sliding remote control electrically operated door, light and power, wall mounted gas boiler and shelving.

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:
•The photographs may have been taken using a wide angle lens.•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. •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. •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. •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 property.•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 buyer.•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 :

• Ground Floor: entrance hallway, kitchen/breakfast room, utility, sitting room, dining room and stud
• First Floor: landing, bedroom 1 with en suite shower room/wc, bedroom 2, bedroom 3 and family bathr
• Second Floor: landing, bedroom 4, bedroom 5 and shower room/wc