A charming 3/4 double bedroom grade II listed late Georgian town house with handsome principal rooms and a delightful sunny 60ft min south west facing level rear garden.

An elegant residence, the original part of which dates from circa 1774 with 3/4 double bedrooms and 2 reception rooms as well as a very useful cellar.

Excellent central location with easy access to the city centre, hospital/university areas and Whiteladies Road, in this high position within a friendly neighbourhood community who love the ambiance of this historic Georgian quarter with its cobbled streets and fine buildings.

Ground Floor: vestibule, entrance hall, sitting room, family room, butler's pantry, kitchen/breakfast room, utility and wc.

Lower Ground Floor: cellar rooms.

First Floor: landing, bedroom 1 and family bathroom/wc.

Second Floor: landing, bedroom 2, bedroom 3.

Third Floor: bedroom 4/study.

Outside: 60ft south west facing level rear garden as well as additional 33ft x 9ft side terrace.

Located within the Kingsdown Residents Parking Zone.



GROUND FLOOR

APPROACH:
from the flagstone pavement step up to the raised flagstone front courtyard and so to the solid wooden front door with fanlight, opening to:-

VESTIBULE:
inset floor mat within flagstone floor and with wall panelling to dado rail level. Period door with glazed inserts (some coloured glass and edging) which opens to:-

ENTRANCE HALL:
a continuation of the flagstone flooring, dado rail, ornate central ceiling arch, ceiling skylight, doors radiate to the sitting room, family room, kitchen/breakfast room and to staircase which leads down to the cellar rooms and also fine period sweeping staircase which rises to the first floor landing. Radiator.

SITTING ROOM: - (front) (14' 4'' into chimney recess x 13' 6'') (4.37m x 4.11m)
ceiling cornice, 2 multi-paned sash windows to front elevation set in shallow bays with working shutters and window seats, open fireplace with marble surround and cast iron insert and slate hearth, book cases into both recesses and one with ornate wooden surround, radiator.

FAMILY ROOM: - (rear) (12' 7'' into chimney recess x 11' 9'') (3.83m x 3.58m)
ceiling cornice, fireplace with surround and cast iron insert with gas flame effect fire and slate hearth, sash window to rear elevation overlooking the rear garden with working shutters, radiator, door leads through to extensive:

Butler's Pantry: - (9' 10'' x 6' 7'' measurement thro divided partition wall) (2.99m x 2.01m)
excellent storage/study accommodation, 2 radiators.

KITCHEN/BREAKFAST ROOM: - (rear) (23' 11'' x 7' 10'') (7.28m x 2.39m)
a good range of shaker style base and wall mounted units combining drawers and cupboards plus wine rack, solid roll edged wooden worktop surfaces with matching upstands and splashback tiling, 1½ bowl ceramic sink with swan neck mixer tap and draining board, 4 ring electric hob with extractor, eye level electric double oven, integral dishwasher, space for tall fridge/freezer. Space for table and chairs, tiled flooring, 2 radiators. Casement windows and sash window to side elevation and door leading to utility room and further glazed double doors opening to the rear garden.

UTILITY: - (7' 0'' x 3' 5'') (2.13m x 1.04m)
stainless steel sink unit with drainer and splashbacks, cupboard beneath and plumbing for washing machine, slate floor, wall mounted gas boiler, windows to rear and side elevations and door to:

WC:
period style wc with solid wooden seat and lid and high level cistern.

LOWER GROUND FLOOR

CELLARS:
staircase descends to lower ground floor cellar area - a cool space with an average ceiling height of circa 6'8/2.03m divided into 2 main areas with restricted height arches including the main area of (20'10 x 18'3) (6.35m x 5.55m) and so into what was originally the "water tank" area measuring a further (10'6 x 8'2) (3.20m x 2.50m). A mixture of flagstone, brick and paved floors and stone and brick walls, restricted head height entrance via wooden half door onto Montague Hill, power and light. Useful storage accommodation or workshop area.

FIRST FLOOR

LANDING:
dado rail, radiator, doors radiate to bedroom 1 and family bathroom/wc and staircase with mahogany handrail rising to the second floor landing. The staircase and landing enjoy natural light from sash window on the stairwell.

BEDROOM 1: - (front) (17' 0'' x 10' 6'') (5.18m x 3.20m)
two sash windows to front elevation set in shallow bays with window seats, recessed shallow cupboard and radiator. Door leads to:-

FAMILY BATHROOM: - (10' 0'' x 10' 0'') (3.05m x 3.05m)
(Jack & Jill with door accessed from landing as well as bedroom 1) sash window to rear elevation, white suite comprising low level wc with wooden seat and lid, pedestal wash hand basin with tiled surround, free standing roll top bath on ball and claw feet with mixer tap and telephone style shower attachment, shower cubicle with overhead circular shower and hand held shower attachment. Linen cupboard with radiator, ceiling downlighters.

SECOND FLOOR

LANDING
doors radiate to bedrooms 2 and 3, turning staircase ascending to the third floor.

BEDROOM 2: - (front) (17' 0'' x 10' 7'') (5.18m x 3.22m)
period fireplace with cast iron insert and tiled reveals, fitted book shelving, built in wardrobe into recess, two sash windows to the front elevation, radiator, wash hand basin.

BEDROOM 3: - (rear) (10' 0'' x 10' 0'') (3.05m x 3.05m)
sash window to rear elevation, radiator, fitted book shelving/desk arrangement.

THIRD FLOOR

STUDY/OCCASIONAL BEDROOM 4: - (18' 3'' x 12' 5'' max) (5.56m x 3.78m)
(max measurements into walls below sloping ceiling at approx. 2'3/0.69m min height above floor level) two dormer windows with double glazed windows that enjoy roof top views, exposed wooden floorboards, night storage heater, eaves storage cupboards, open stairwell.

OUTSIDE

FRONT GARDEN: - (16' 0'' x 6' 10'') (4.87m x 2.08m)
flagstone courtyard with railings to the front.

REAR GARDEN: - (60' 0'' x 19' 0'') (18.27m x 5.79m)
including shed and greenhouse and a further flagstone paved side terrace (33ft x 9ft) (10.06m x 2.74m). A delightful garden mainly laid to lawn with deep flower beds. Stone boundary walls, sunken pond, power point, water tap and useful shed. A long, level and sunny garden. An oasis in the midst of the city.

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. We understand that there is a perpetual yearly rent charge of £12.90 p.a. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E

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.

Council Tax Band: E
Tenure: Freehold