A charming and versatile 5 bedroom, 3 reception room period character home situated in a highly sought after road in Cotham. Enjoying a sunny south easterly facing rear garden and the rare advantage of off road parking.

Plenty of character and retained original features, lovely room proportions and a welcoming atmosphere.

Located in a sought after and neighbourly residential road in a central and convenient position within easy reach of all central areas of Bristol. Excellent schools nearby including Cotham (secondary), Cotham Gardens Primary and Bristol Grammar. Shops, restaurants and amenities of Cotham Hill and Whiteladies Road are also within walking distance.

Ground Floor: spacious entrance hallway, bay fronted sitting, second family reception room with adjoining home office and recessed storage.

First Floor: landing, 2 double bedrooms and a family bathroom.

Second Floor: 3 further bedrooms (2 doubles and 1 single) plus a second family bathroom.

Lower Ground Floor: sociable lower ground floor living with a third reception room and separate kitchen/dining room with walk in pantry, as well as a utility area/wc and access to the rear garden.

Outside: generous frontage with off road parking for a large family vehicle with handy side access through to the 35ft x 35ft south easterly facing rear garden.

An engaging period home with a rustic charm nestled in a peaceful yet highly convenient central location.



GROUND FLOOR

APPROACH:
via a tastefully landscaped driveway and front garden affording off road parking for a large family vehicle. The driveway leads through a pretty front garden where there are steps leading up to the main front door to the house.

ENTRANCE HALLWAY:
plenty of natural light provided by a large sash window to side, high ceilings with original ceiling coving, feature archway and a period staircase rising up through the building. There are also stairs leading down to the lower ground floor landing and doors leading off to the sitting room and reception 2/family room.

SITTING ROOM: - (front) (15' 11'' into chimney recess x 15' 3'' into bay) (4.85m x 4.64m)
a good sized sitting room with high ceilings, original ceiling cornicing and ceiling rose, picture rail, chimney recess with wood burning stove, radiator and bay to front comprising 3 sash windows overlooking the front garden.

RECEPTION 2/FAMILY ROOM: - (15' 7'' into chimney recess x 12' 3'') (4.75m x 3.73m)
a good sized second reception room with high ceilings, original ceiling cornicing, central rose and picture rail, an attractive period fireplace with an impressive white marble surround and mantle and slate hearth, exposed painted floorboards, large sash window to rear, overlooking the rear garden, radiator, part glazed door accessing generous recessed storage cupboard and further door accessing a study.

STUDY: - (6' 4'' x 5' 5'') (1.93m x 1.65m)
high ceilings, sash window to side, radiator, exposed floorboards.

LOWER GROUND FLOOR

LANDING:
a central landing with independent access from the side of the property, understairs storage cupboard, radiator and doors leading off to reception 3/dining room and kitchen/dining room. Further door accesses the utility room/wc and a further recessed storage cupboard.

RECEPTION 3/DINING ROOM: - (15' 4'' into bay x 15' 0'' into chimney recess) (4.67m x 4.57m)
a bay fronted reception room with wood laminate flooring, radiator, door accessing recessed storage cupboard, feature chimney recess and sash windows to front.

KITCHEN/DINING ROOM: - (15' 1'' into chimney recess x 12' 0'') (4.59m x 3.65m)
a sociable kitchen with ample space for dining table and chairs and dual aspect windows and doors to rear and side, accessing the rear garden. There are a range of built in base level kitchen units with wood block worktop over and Belfast style sink, appliance space for a range cooker fitting into the chimney recess, exposed stripped floorboards, ceiling coving and a radiator. Wall opening accesses a walk in larder with built in open shelving and appliance space for fridge/freezer and dishwasher.

UTILITY ROOM/WC:

FIRST FLOOR

LANDING
an original staircase rising to the second floor, doors leading off to bedroom 1, bedroom 2 and the family bathroom.

BEDROOM 1: - (front) (16' 4'' into chimney recess x 12' 7'') (4.97m x 3.83m)
a double bedroom with high ceilings, ceiling coving and picture rail, sash windows to front, feature fireplace, radiator and wall opening accessing a good sized recessed walk in wardrobe.

BEDROOM 2: - (rear) (16' 4'' into chimney recess x 12' 7'') (4.97m x 3.83m)
a double bedroom with high ceilings, ceiling coving and picture rail. Large sash window to rear and a radiator.

FAMILY BATHROOM/WC: - (11' 1'' x 5' 9'') (3.38m x 1.75m)
a white suite comprising a double ended panelled bath with central mixer taps and shower attachment, walk in wet room shower area with large rain head system fed shower, high level wc, pedestal wash basin, contemporary upright radiator, part tiled walls, tiled floor and a sash window to front.

SECOND FLOOR

LANDING.
a window to side and further rooflight window providing some natural light through the landing and stairwell, doors lead off to bedroom 3, bedroom 4, bedroom 5/study, further door leading off to a second family bathroom.

BEDROOM 3: - (rear) (16' 6'' into chimney recess x 12' 6'') (5.03m x 3.81m)
a double bedroom with large sash window to rear, radiator, corner cupboard and further door accessing a shallow storage cupboard with built in shelving.

BEDROOM 4: - (front) (9' 11'' into chimney recess x 9' 4'') (3.02m x 2.84m)
a sash window to front, a pretty original fireplace and a radiator.

BEDROOM 5/STUDY: - (9' 4'' x 6' 2'') (2.84m x 1.88m)
a single bedroom or home office with Velux skylight window, built in shelving and a radiator.

BATHROOM/WC: - (8' 5'' x 4' 0'') (2.56m x 1.22m)
a white suite with a panelled bath, low level wc, pedestal wash basin and a radiator.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has the rare advantage of a landscaped driveway providing off road parking for a good sized family vehicle. The garden is framed with flower borders containing various plants and shrubs and there is space for a bicycle storage shed, as well as handy gated side access down to the rear garden.

REAR GARDEN: - (approx. 35' 0'' x 35' 0'') (10.66m x 10.66m)
a good sized sunny garden for the area with a south easterly aspect with a sunken paved seating area closest to the property and steps leading up to a lawned area with wall boundaries with slatted fencing over and various plants and shrubs. The property has incredibly useful gated side access through to the front of the property.

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 with your legal adviser.

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

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: F
Tenure: Freehold