An incredibly spacious and well-located 4 bedroom (1 with en suite), 3 reception room detached family home with good sized front and rear gardens, off road parking and a larger than average garage.

Prime location for families, within just 400 metres of Elmlea School and Bristol Free School and within a short level stroll of the local Stoke Lane shops, Canford Park and bus connections to central areas.

Ground Floor: welcoming reception hallway with original wood panelling and plenty of natural light, bay fronted sitting room with wood burning stove, dining room/reception 2, with impressive inglenook fireplace and 1 further wood burning stove and access out onto the rear garden, separate kitchen/breakfast room with adjoining garden room/reception 3, utility room and ground floor cloakroom/wc.

First Floor: split landing, principal bedroom with en suite shower room/wc, 3 further good sized bedrooms and a large family bathroom/shower/wc.

Outside: off road parking and a generous garage with ample space for a vehicle plus bicycle storage etc.

Good sized front garden, setting the property back from Stoke Lane and a lovely lawned 52ft x 47ft rear garden with gated side access.

An incredibly well-proportioned detached character property in the popular Stoke Lane area of Westbury-on-Trym.



GROUND FLOOR

APPROACH:
via pathway leading beside lovely level lawn front gardens to the main entrance to the property.

RECEPTION HALLWAY: - 16' 7'' x 5' 10'' (5.05m x 1.78m)
a wide welcoming entrance hallway with plenty of natural light provided by the double glazed window to front and high level feature stained glass window on the stairwell, original wood panelling with plate rail over, a period staircase rising to first floor landing with understairs cloaks and storage cupboards. Doors lead off the entrance hallway to the sitting room, dining room/reception 2 and kitchen/breakfast room.

SITTING ROOM: - (front) 14' 9'' max into bay x 14' 1'' max into chimney recess (4.49m x 4.29m)
a bay fronted sitting room with high ceilings, ceiling coving, picture rail, feature chimney recess with wood burning stove and granite hearth, double glazed windows to front, inset spotlights and radiator.

DINING ROOM/RECEPTION ROOM 2: - 15' 1'' max into bay x 14' 6'' max into chimney recess (4.59m x 4.42m)
a good sized second reception room with impressive recessed inglenook fireplace with wood burning stove and 2 original arched stain glass windows to side, exposed stripped floorboards, high ceilings, ceiling coving, picture rail, radiator and bay to rear comprising double glazed windows with central double glazed door accessing the rear garden.

KITCHEN/BREAKFAST ROOM: - 20' 0'' x 7' 10'' (6.09m x 2.39m)
a modern fitted kitchen comprising base and eye level gloss grey kitchen units with wood block worktop over and inset 1½ bowl stainless steel sink and drainer unit, integrated appliances including eye level ovens, microwave, 5 ring gas hob, dishwasher and low level built in freezer. Double glazed windows to side and rear with central double glazed door, breakfast bar providing seating in the kitchen with radiator beneath and doors leading off to a good sized utility room and reception 3/garden room.

RECEPTION 3/GARDEN ROOM: - 12' 10'' x 9' 6'' (3.91m x 2.89m)
a useful third reception room, perfect as a tv room or children's playroom with direct access to the rear garden provided by double glazed double doors with windows either side. Exposed stripped floorboards, 2 radiators and ceiling coving.

UTILITY ROOM: - 10' 0'' x 8' 3'' (3.05m x 2.51m)
a generous utility area with a range of base and eye level cupboards and drawers with roll edged worktop over and inset stainless steel sink and drainer unit, plumbing and appliance space for washing machine and freezer, tiled floor, door accessing a ground floor cloakroom/wc and further double glazed door to front providing a handy access out onto the front garden.

CLOAKROOM/WC: - 8' 2'' x 2' 10'' (2.49m x 0.86m)
a low level wc, pedestal wash basin, tiled floor, radiator and double glazed window to front.

FIRST FLOOR

LANDING:
a split landing with the main landing having doors off to 3 bedrooms and the family bathroom and the rear landing accessing the principal bedroom suite.

BEDROOM 2: - (off rear landing) 12' 10'' x 11' 7'' (3.91m x 3.53m)
high ceilings with ceiling coving, inset spotlights, double glazed windows to rear, radiator, built in wardrobes and door accessing:

En Suite Shower Room/wc:
a white suite comprising a shower enclosure with system fed shower, low level wc and wall mounted wash basin, radiator, shaver point, built in storage cupboards, extractor fan, loft hatch and double glazed window to front.

BEDROOM 2: - (front) 15' 1'' max into bay x 12' 2'' (4.59m x 3.71m)
a double bedroom with high ceilings, ceiling coving, bay window to front comprising double glazed windows and a radiator.

BEDROOM 3: - (rear) 13' 0'' x 13' 0'' (3.96m x 3.96m)
a double bedroom with high ceilings, ceiling coving, radiator, corner linen cupboard, housing Worcester gas central heating boiler and double glazed window to rear offering a pleasant outlook over the rear garden.

BEDROOM 4: - 9' 8'' x 8' 1'' (2.94m x 2.46m)
a good child's bedroom or home office with double glazed windows to front offering an open outlook over cottages in Stoke Lane opposite towards the trees in Blaise Castle/Kings Weston Estate, high ceilings and a radiator.

FAMILY BATHROOM/WC: - 8' 8'' x 7' 0'' (2.64m x 2.13m)
a white suite comprising panelled bath with mixer taps and shower attachment, low level wc, wall mounted wash basin, corner shower enclosure with electric Mira shower, double glazed window to rear, radiator, tiled walls and tiled floor, inset spotlights.

OUTSIDE

FRONT GARDEN:
a generous lawned front garden wraps around the front and side of the property providing additional outdoor space and greenery with an attractive stone boundary wall to front, flower borders containing various plants, shrubs and a mature ornamental cherry tree. The garden wraps around to the side of the property where you will find the main front door and access through to the rear garden.

REAR GARDEN: - 52' 0'' max into recess beside the garage x 47' 0'' across (15.84m x 14.31m)
a good sized lawned rear garden with paved seating area closest to the property, useful side access to the front, pergola with further seating area beneath capturing much of the day's sunshine and door providing rear access through to the garage.

OFF ROAD PARKING & GARAGE:
there is a driveway to the rear of the property, accessed off Downs Cote Drive providing off street parking and leading to the garage.

GARAGE: - internal measurement 16' 11'' x 13' 5'' max (5.15m x 4.09m)
a generous garage with ample space for a vehicle plus bicycle storage etc with a pitched roof, power, light and window and part glazed door to rear leading onto the rear garden.

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