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"A light & airy 3 bedroom, 2 reception room 1930's semi-detached family home situated on a peaceful cul-de-sac within just 500 metres of Henleaze School & enjoying an elevated position & a fabulous 100ft x 32ft westerly facing rear garden. Further benefiting from off street parking & a garage



GROUND FLOOR

APPROACH:
via driveway leading beside front garden through the covered entrance and main front door to the property.

ENTRANCE HALLWAY: - 16' 0'' x 6' 0'' max inclusive of staircase (4.87m x 1.83m)
staircase rising to first floor landing, high ceilings with a picture rail, corner low level meter cupboards, useful understairs recess, radiator and doors off to sitting room, dining room/reception 2 and kitchen.

SITTING ROOM: - 15' 2'' x 10' 6'' max into chimney recess (4.62m x 3.20m)
(rear) high ceilings with ceiling coving and picture rail, feature fireplace with electric coal effect fire and wood surround, windows with central part glazed French doors to the rear.

DINING ROOM: - 14' 8'' max into bay x 12' 9'' max into chimney recess (4.47m x 3.88m)
(front) bay to front comprising double glazed windows, high ceilings with picture rail, radiator and feature period fireplace surround and mantle (the fireplace has been boarded and covered but we are informed that there is an open chimney behind so one could re-instate a fireplace).

KITCHEN: - 9' 2'' x 8' 2'' (2.79m x 2.49m)
kitchen comprising base and eye level cupboards with roll edged laminated worktops over, inset stainless steel sink and drainer unit, appliance space for cooker, fridge/freezer and washing machine, radiator, window to rear and part glazed door to rear accessing garden.

FIRST FLOOR

LANDING:
spacious landing with period leaded glazed window to side offering natural light through landing and stairwell, picture rail and doors leading off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: - 15' 7'' max into bay x 11' 9'' max into chimney recess (4.75m x 3.58m)
(front) wide bay to front comprising double glazed windows, radiator and built in wardrobes.

BEDROOM 2: - 12' 7'' x 12' 3'' max into chimney recess (3.83m x 3.73m)
(rear) double bedroom with double glazed windows to rear offering breath taking views over neighbouring gardens and roof tops of Henleaze towards Henbury Golf Club and Blaise Castle Estate on the horizon, high ceilings with picture rail, built in wardrobes, wall mounted modern Worcester gas boiler and radiator.

BEDROOM 3: - 9' 2'' x 7' 0'' (2.79m x 2.13m)
(front) high ceilings with picture rail, double glazed window to front and loft hatch accessing roof space. N.B. There is a generous loft space offering potential for conversion into a double bedroom with en suite (subject to any necessary consents).

FAMILY BATHROOM/WC: - 6' 4'' x 6' 3'' (1.93m x 1.90m)
coloured suite comprising panelled bath, low level wc and pedestal wash basin, double glazed window to rear and radiator.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
there is a driveway providing off street parking for one car with double lawned garden beside. The driveway leads up to the garage.

GARAGE:
single garage with up and over door and rear access through to the garden.

REAR GARDEN: - approx 100' 0'' x 32' 0'' (30.46m x 9.75m)
a fabulous and large lawned rear garden enjoying an elevated position with a sunny westerly aspect taking in much of the late afternoon and early evening summer sunshine, generous borders containing various shrubs, two garden sheds, seating area closest to the property, rear door to the garage and useful gated pathway beside the garage leading to the front of the property.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690. Viewings by appointment only.

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 property.6.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.7.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.

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