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" An elegant and tastefully presented 4 double bedroom

(2 with en-suites), 3 reception, grade II listed period family town house with a charming south westerly facing town garden in a much favoured location. Dating from circa 1850 in a classic grade II listed late Georgian style terrace; bright civilised accommodation retaining a wealth of period features and character; ideal for city professional and business people or families alike HALL FLOOR APPROACH: from pavement via step up to main front entrance door with portico and over light. ENTRANCE VESTIBULE: stripped wooden floorboards, inset floor mat, part glazed inner door with overlight into:- RECEPTION HALL: ceiling cornice, moulded archway with consoles, classic staircase with balustrade and polished handrail rises to the upper floors and descends to the lower ground floor level, stripped wooden floorboards, radiator, wall light points. DRAWING ROOM: - (rear) (17'2\" max into chimney recess x 13'7\" min) (5.23m x 4.14m) ornate ceiling cornice and centre rose, picture rail, wide bay with window seat doubling as useful storage cupboard, sash window and working shutters, stripped wooden floorboards, period fireplace surround/overmantel with iron/tiled insert, tiled reveals and fire basket with open fire, radiator. SITTING ROOM/LARGE STUDY: - (front) (13'2\" max into chimney recess x 11'11\") (4.01m x 3.63m) ceiling cornice and centre rose, picture rail, shallow bay with sash window and working shutters, extensive built in bookcases, period style fireplace surround/overmantel with iron/tiled insert and fire basket, stripped wooden floorboards, radiator, deep walk in storage cupboard with electric light and shelving. LOWER GROUND FLOOR Staircase descends from the reception hall via half landing to the extensive lower ground floor area with engineered American black walnut flooring throughout. FAMILY ROOM/PLAYROOM: - (front) (15'8\" min to front of chimney breast x 11'11\") (4.78m x 3.63m) fireplace with period hob grate/range incorporating fire basket etc, hidden wiring for home cinema projector and surround speakers, built in shelved storage cupboard and wine rack, large cupboard housing Vaillant gas boiler and tank, part glazed door to front Vaulted Storage Area beneath the front pavement, radiator, ceiling halogen spotlights, opening through to Utility/Laundry (6'7\" x 3'5\") (2.01m x 1.04m) with plumbing for washing machine and space for tumble dryer, electric light and shelving. FAMILY KITCHEN/DINING ROOM: - (rear) (15'8\" x 12'6\") (4.78m x 3.81m) a recently fitted (October 2010) German kitchen with handle less contemporary units with motorised over unit doors, appliance space for range cooker and fridge/freezer, integrated dishwasher, inset sink, glass splashback, engineered walnut floor, sash window to rear and part glazed door to rear accessing rear garden. LAVATORY/WC: - (4'8\" x 2'10\") (1.42m x 0.86m) located below the stairs; white suite, wash hand basin with tiled splashback, low level wc, extractor fan, radiator. FIRST FLOOR LANDING: staircase rises from the reception hall via a half landing, ceiling cornice, radiator, doors off to:- BEDROOM 1: - (rear) (17'0\" max into chimney recess x 13'7\" min excluding bay) (5.18m x 4.14m) ornate ceiling cornice and centre rose, picture rail, period fireplace, shallow bay with sash window which opens onto covered balcony, radiator, door off to:- En Suite Wet Room/Shower/WC: - (6'5\" x 3'11\") (1.88m x 1.12m) wall and floor stone tiling, white suite comprising low level wc, with concealed cistern, wall hung sink unit with monobloc tap, mains fed shower with drench rose and secondary hand held attachment, glass screen, ceiling halogen downlighters, extractor fan, access hatch to ceiling void, heated towel rail, under floor heating. BEDROOM 2: - (front) (17'0\" max into chimney recess x 12'0\" min excluding bay) (5.18m x 3.66m) ceiling cornice, centre rose, picture rail, shallow bay with sash window, period fireplace, radiator. SECOND (TOP) FLOOR LANDING: staircase continues rising from the first floor via a half landing, 'Velux' double glazed opening skylight window casts plenty of light into the stairwell and landing, access hatch to roof void, doors off to:- BEDROOM 3: - (rear) (17'0\" max into chimney recess x 13'7\" min excluding bay) (5.18m x 4.14m) picture rail, period fireplace, double glazed window set in shallow bay with city rooftop vistas, radiator, door off to:- En Suite Wet Room/Shower/WC No. 2: - (6'5\" max x 4'0\") (1.96m x 1.22m) wall and floor stone tiling, white suite comprising low level wc, with concealed cistern, wall hung sink unit with monobloc tap, mains fed shower with drench rose, glass screen, ceiling halogen downlighters, extractor fan, access hatch to roof void, heated towel rail, radiator. BEDROOM 4: - (front) (12'0\" min excluding bay x 10'10\" max into chimney recess plus door recess) (3.66m x 3.30m) sash window set in shallow bay, period fireplace, picture rail, radiator. FAMILY BATHROOM/WC: - (front) (9'2\" x 5'10\") (2.79m x 1.78m) white suite comprising wall hung wc with concealed cistern, wall mounted large wash hand basin, stone tiling to floor and part of walls and bath upstand, large bath with central outflow and hand held shower attachment, wooden display/storage cabinet, mood downlighting and further halogen ceiling downlighters, double glazed ceiling skylight, heated towel rail OUTSIDE REAR GARDEN: - (26ft deep x 18ft wide) (7.92m x 5.49m) a charming south west facing walled town garden with wooden decked terrace immediately behind the house ideal for sitting out/pot plants etc., further garden area with timber border, stone/brick boundary walls with climbing plants, outside tap. 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. "