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"THE AGENT SAYS...
45 Bishopston is well presented, inside and out, with plenty of kerb appeal. The current owners have beautifully blended modern elements, such as the handleless kitchen units and slimline worktop, with freestanding antique pieces that give the property wonderful character and a homely, welcoming feel. All of the rooms are a great size and the house is well suited to family life with the family room adjoining the kitchen, a separate formal sitting room, and three generous bedrooms. The mature garden is beautifully planted, with lots of space to grow your own fruit and veg, many spaces to sit and relax, and a large timber studio.

THE PROPERTY
At the front of the property are the dining room and separate sitting room. The sitting room is cosy and nicely proportioned with a wood burning stove at its heart. This smart room has a solid oak parquet foor, laid in a herringbone pattern, and coving trimming the ceiling. On the opposite side of the hall is the dining room which has a very welcoming feel. Features include a wooden floor, exposed stone wall, and a fireplace with log burner, tiled hearth and oak mantel. There is access to under stairs storage from this room. Two steps lead up from the dining room into the light filled kitchen family room.

The kitchen is fitted with pale grey green handleless units, topped with white compact laminate worktops, and the floor is beautifully tiled. Fittings include a built under oven, five ring gas hob with wok burner, chimney style extractor, space for a fridge freezer with top box storage above , and space plumbing for a freestanding dishwasher. There is also plenty of space for a freestanding central island. A sitting area overlooks the garden on two sides and has oak French doors that open to a gravel courtyard. Off the kitchen is a great utility area with space plumbing for a washing machine and tumble drier, sink, worktop space, and additional pantry storage. The utility leads to a rear lobby where there is a WC and access to the garden and garage.

On the first floor there are three generous double bedrooms, all of which are lovely and bright. Bedroom 1 has a feature fireplace with shelves built into one of the alcoves and plenty of room in the other for a wardrobe. Bedroom 2 has a walk in wardrobe and also has a modern wood panelled feature wall behind the bed. Also on this floor is the glamorous family bathroom which has a wash basin, claw foot roll top bath, and separate walk in shower and the adjoining WC. The large landing has also been put to good use as a study home ofce area.

OUTSIDE
The beautifully designed and maintained garden is a stand out feature of the property. Adjoining the house, with access from the kitchen and rear lobby, is a gravel area covered by a pergola draped in foliage. This leads up to a crazy paved area interspersed with typical cottage garden style planting. A small, brick leanto shed adjoins the house. Beyond the paving is a large lawn, flanked by paths, with borders bursting with plants. At the far end of the lawn is a large timber studio, with power and lighting, and in front of this are vegetable beds and fruit trees.

At the front of the property there is on street parking and vehicle pedestrian access to the garage.

SERVICES
Mains water, drainage and electricity. Gas fired central heating Worcester Bosch Boiler replaced 3 years ago .

LOCAL AUTHORITY
South Somerset District Council Band D

ENERGY PERFORMANCE CERTIFICATE
Current Rating E"