An exceptional and much loved family home which has been extensively renovated by the current owners. Enjoying spacious accommodation (circa 1,300 sq. ft.) including a fabulous 31ft x 15ft sociable kitchen/dining room, a level rear garden and a lovely location, close to Durdham Downs.

Situated in a peace and neighbourly cul-de-sac, high up in Westbury Park on the doorstep of the Downs, within a short level stroll of Westbury Park School, Waitrose supermarket and the independent shops, cafes and eateries of North View and Coldharbour Road. Redland Green Secondary School is also within 900 metres and bus connections to all central areas including Temple Meads train station are nearby.

Recent 2 storey extension and ground floor kitchen extension create an enviable and far more practical layout than many other properties locally.

Ground floor: a welcoming entrance hallway with useful understairs storage area and ground floor wc, elegant bay front sitting room with wood burning stove and plantation shutters, fabulous 31ft x 15ft sociable kitchen/dining/living space with a well appointed kitchen flows through to an exceptional living area with an abundance of light provided by the flat glazed roof panel and 4 bi-folding doors providing a seamless access out onto the level rear garden. Utility cupboard.

First Floor: generous bright landing, a good sized principal double bedroom with built in wardrobes and period fireplace, 2 further bedrooms and a larger than average family bathroom with separate bath and shower.

Outside: pretty front garden with space for bike or recycling store and level rear garden attracting late afternoon and early evening summer sunshine with raised flower borders and built in bench seating.

A fine period home of true quality in a lovely cul-de-sac location.



GROUND FLOOR

APPROACH:
via garden path leading beside a pretty level front garden. The pathway approaches the main front door to the property.

ENTRANCE VESTIBULE:
via garden path leading beside a pretty level front garden. The pathway approaches the main front door to the property.

ENTRANCE HALLWAY:
wonderful high ceilings with ceiling coving and feature archway, an original staircase rises to the first floor landing with a useful understairs coats and storage area and door accessing a ground floor cloakroom/wc, exposed stripped floorboards and a radiator. Further doors lead off the entrance hall into the sitting room and extended kitchen/dining/living space. Further built in cupboards beneath the stairs. Thermostat control for central heating.

SITTING ROOM: - 15' 9'' x 12' 5'' into chimney recess (4.80m x 3.78m)
an elegant bay fronted sitting room with wide bay to front comprising double glazed windows with built in plantation shutters, feature fireplace with wood burning stove, timber surround and mantle and slate tiled hearth, built in open shelving to chimney recesses with storage cabinets beneath, exposed stripped floorboards and a radiator.

KITCHEN/DINING/LIVING SPACE: - 31' 8'' x 15' 4'' max in dining/living area reducing to 9'7" in kitchen area(9.64m x 4.67m)
a fabulous extended sociable kitchen/dining/living area which is in two sections as follows:

Kitchen Area:
modern fitted kitchen with base and eye level cupboards and drawers with white granite worktop over and inset 1½ bowl sink and drainer unit, integrated appliance include a fridge/freezer and dishwasher, chimney recess with space for a range cooker with tiled splashbacks and built in extraction over, high ceilings with ceiling coving and inset spotlights, radiator, wood flooring and wide wall opening with two steps leading down into the dining and living space.

Dining/Living Space:
a generous family reception room with plenty of natural light provided by the flat roof light glazed panel and 4 bi-folding doors to rear providing a seamless access out onto the rear garden, herringbone oak flooring, inset spotlights, radiator and door accessing a utility cupboard (housing plumbing and appliance space for washing machine and dryer).

CLOAKROOM/WC:
a low level wc, wall mounted wash basin, heated towel rail, inset spotlight, extractor fan and exposed stripped floorboards.

FIRST FLOOR

LANDING:
a good sized central landing with plenty of natural light provided by the skylight window over, doors lead off to bedroom 1, bedroom 2 and family bathroom/wc. Further door leads off to bedroom 3 from the lower mezzanine half landing.

BEDROOM 1: - (front) 16' 1'' max into built in wardrobes x 12' 10'' (4.90m x 3.91m)
a good sized central landing with plenty of natural light provided by the skylight window over, doors lead off to bedroom 1, bedroom 2 and family bathroom/wc. Further door leads off to bedroom 3 from the lower mezzanine half landing.

BEDROOM 2: - (rear) 14' 6'' x 9' 7'' max reducing to 6'9" (4.42m x 2.92m)
a double bedroom with double glazed window to rear with built in plantation shutters, inset spotlights and a radiator.

BATHROOM/SHOWER/WC: - 10' 1'' max into shower enclosure x 8' 7'' (3.07m x 2.61m)
a larger than average family bathroom with a white suite comprising a double ended panelled bath with mixer taps and shower attachment, a good sized recessed shower enclosure with system fed rain head shower and alcove shelving, low level wc, wash basin built into a counter with storage cabinet beneath. Radiator/heated towel rail, loft hatch, inset spotlights, extractor fan, underfloor heating and Velux skylight window.

BEDROOM 3: - 10' 2'' x 8' 0'' (3.10m x 2.44m)
double glazed window to rear with built in plantation shutters and a radiator.

OUTSIDE

GARDENS:

Front:
small low maintenance front garden with period boundary walls and hedgerow, Victorian tiled path leads up to the main front door and space for bike shed or bin store.

Rear: - 20' 0'' x 20' 0'' (6.09m x 6.09m)
accessed seamlessly from the kitchen/dining space through bi-folding doors there is a paved seating area closest to the property, a flat artificial lawned section framed with raised and base level flower borders with rendered wall with built in floating bench seat. The garden has an open westerly side aspect and therefore enjoys much of the afternoon/early evening summer sunshine.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, [use Contact Agent Button].

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold. This information should be checked by your legal adviser.

PLEASE NOTE:
1.Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.2.Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:3.The photographs may have been taken using a wide angle lens.4.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. 5.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. 6.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. 7.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.8.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.9.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.