A substantial and impressive bay fronted late Victorian semi-detached family house providing extensive and generously proportioned accommodation over approximately 4,600 sq. ft., comprising 7 double bedrooms, 3 reception rooms and a further lower ground floor cellar room. There is a level town rear garden and off street parking for up to three cars.

A truly grand family home set over approximately 4,600 sq. ft. with flexible accommodation and an abundance of period features including fireplaces, high ceilings, sash windows and ornate moulded plasterwork.

Superb position just a few hundred metres level walk from Whiteladies Road, convenient for the Downs and Clifton Down train station, easy access to the city centre, university and Park Street environs. Within the AFP for Cotham School and within easy reach of an excellent selection of independent schools including Clifton College, QEH, Clifton High and Bristol Grammar School.

In addition to off road parking at the front of the property on the driveway, the property is situated within the CE residents parking zone.

Ground Floor: entrance vestibule, reception hall, inner hall, cloakroom/wc, sitting room, drawing room, dining room, kitchen, utility room.

First Floor: main landing, bedroom 1 with en-suite shower room & changing area, bedroom 2, bedroom 3, bedroom 4, bathroom/wc.

Second Floor: landing, bedroom 5, bedroom 6, bedroom 7, bathroom/wc.

Cellar: extensive cellar rooms with 5'7"/1.70m ceiling height.

Outside: driveway parking for up to three cars, rear garden, lean-to shed/side access.



GROUND FLOOR

APPROACH:
the property is approached from the pavement along a patioed side path adjacent to front driveway, down the side of the house where the main entrance door with rounded arch stone surround with six-panelled wooden door leads into:-

ENTRANCE VESTIBULE: - 5' 8'' x 4' 7'' (1.73m x 1.40m)
high ceilings (10'8"/3.27m) which continue throughout the ground floor, simple ceiling mouldings, dado rail, coat hanging space, original Victorian tiling, timber door with attractive stained glass window through to:-

RECEPTION HALL: - 18' 6'' x 8' 8'' (5.63m x 2.64m)
timber flooring which continues throughout the entire ground floor. Simple ceiling mouldings, grand central turning staircase with natural light provided by a skylight from the top floor, wall mounted radiator.

INNER HALL: - 9' 0'' x 2' 10'' (2.74m x 0.86m)
with steps down to cellar area.

CLOAKROOM/WC: - 7' 8'' x 3' 9'' (2.34m x 1.14m)
low level wc and wash hand basin.

SITTING ROOM: - 19' 2'' x 16' 8'' (5.84m x 5.08m)
wide square angled bay window to front elevation with wood framed sash windows and stained glass top panes. The bay area is slightly raised from the rest of the sitting room which is focused around an ornate marble fireplace with cast iron insert, tiled surround and tiled hearth. Simple ceiling mouldings, picture rail, twin radiators, central ceiling rose.

DRAWING ROOM: - 17' 6'' x 10' 2'' (5.33m x 3.10m)
wood framed sash windows to front elevation with stained glass top panes. Simple ceiling mouldings, picture rail, marble fireplace with tiled surround, tiled hearth (fireplace not in use), radiator.

DINING ROOM: - 17' 11'' x 14' 10'' (5.46m x 4.52m)
twin wood framed sash windows to rear elevation overlooking garden, simple ceiling mouldings, picture rail, dimmer switch lighting. Open plan with adjacent kitchen but described separately.

KITCHEN: - 17' 11'' x 12' 0'' (5.46m x 3.65m)
wood framed sash window to rear elevation overlooking rear garden, further door to utility room. Open plan with adjacent dining room, providing the kitchen with an abundance of natural light. Predominantly stainless steel fitted kitchen comprising decorative tessellated tiled splashback above granite square edged worksurfaces with integrated 4 ring Smeg gas hob and Bosch extractor hood over. This is set above stainless steel undercounter drawers with further cupboards surrounding a Siemens integrated double oven and a further set of extensive cupboards with stainless steel doors on the side wall. Central stainless steel island with integrated sink, separate drainer, mixer tap with hose attachment, space for dishwasher and built-in cupboards below the island with further space for breakfast bar area. Ample space for further appliances including American style fridge/freezer and plumbing for washing machine. Wall mounted radiator. Door through to:-

UTILITY ROOM:
beautiful single storey extension with further kitchenette with stainless steel worktops, integrated 4 ring induction hob with electric oven below, display cupboards at eye level with undercounter cupboards and plate rack. Corner recessed counter top hand basin with tessellated tiled surround and mixer tap, with cupboard below. Wall mounted Ideal gas fired boiler. Utility area extends providing twin radiators, further space for additional kitchen appliances and freestanding kitchen units. The area is naturally lit by double doors to the garden, sash windows and a glass roof.

CELLAR ROOMS
Accessible from the main reception hall. A small inner hallway provides a short staircase down to a cellar area (26'10" x 26'6") (8.19m x 8.09m) which extends to the footprint of the house above with heating, power and lighting, concrete floors and 5'7"/1.7m head height. Small lightwell provides a degree of natural light. Utility Area: with sink with mixer tap and drainer, plumbing for further kitchen appliances. Further internal room: useful for wine storage etc.

FIRST FLOOR

Turning staircase beyond half landing up to:-

MAIN LANDING: - 18' 9'' x 8' 10'' (5.71m x 2.69m)
beautiful landing area with timber flooring continuing through all rooms on this level, naturally lit by skylight from the top floor, providing a balanced grid of floor layout with bathroom straight ahead, radiator.

BEDROOM 1: - 19' 4'' x 12' 7'' (5.89m x 3.83m)
wood framed central sash window with further opening windows to front elevation with stained glass top panes overlook front elevation street scene. Simple ceiling mouldings, picture rail, glazed internal wooden doors open to:-

En Suite Shower & Changing Area: - 19' 1'' x 3' 9'' (5.81m x 1.14m)
partially tiled room with shower cubicle in one corner with exposed variable Bristan thermostatically controlled mixer shower, wall hung hand basin with mixer tap, electric heated towel rail, wall mounted extractor fan. Built-in wardrobe and shelving to one corner provides a changing area.

BEDROOM 2: - 17' 7'' x 14' 5'' (5.36m x 4.39m)
twin wood framed sash windows to rear elevation overlooking garden, counter top stone hand basin with mixer tap and tiled splashback, simple ceiling mouldings, picture rail, radiator, partially divided internal room providing useful study area or walk-in changing room.

BEDROOM 3: - 17' 11'' x 12' 1'' (5.46m x 3.68m)
wood framed sash window to rear elevation overlooking garden, simple ceiling mouldings, radiator, marble fireplace with ornate cast iron insert and tiled surround. Corner shower cubicle, counter top stone hand basin with mixer tap and tiled splashback with vinyl flooring in one corner.

BEDROOM 4: - 17' 4'' x 10' 1'' (5.28m x 3.07m)
wood framed windows to front elevation with stained glass top pane, simple ceiling mouldings, picture rail, radiator. fireplace with cast iron insert, tiled surround and tiled hearth.

BATHROOM/WC:
twin windows to side elevation, corner bath, hand basin, wc.

SECOND FLOOR

LANDING: - 14' 1'' x 8' 11'' (4.29m x 2.72m)
naturally lit by skylight with attractive grid layout providing a similar pattern to that of the floor below. Loft access hatch provides access to a small central pitched roof area.

BEDROOM 5: - 21' 10'' x 15' 4'' (6.65m x 4.67m)
twin wood framed sash windows to rear elevation overlooking garden with radiator below set into large dormer window bay . Double sized bedroom which could be converted into two rooms if required, timber flooring throughout. Fireplace with tiled surround set into alcove, handbasin with tessellated tiled counter top and space for small fridge below.

BEDROOM 6: - 17' 10'' x 12' 0'' (5.43m x 3.65m)
dual aspect room with wood framed sash windows to front and rear elevations overlooking both street scene and parapet wall to rear. Fireplace with wooden mantel, radiator, timber flooring continues, radiator with cupboards below.

BEDROOM 7: - 16' 3'' x 14' 2'' (4.95m x 4.31m)
angled dormer window with wood framed window to side elevation with radiator below, timber flooring continues, hand basin with cupboards below and tessellated tile counter top with space for fridge/freezer etc. below.

BATHROOM/WC:
skylight, hand basin, wc, bath.

OUTSIDE

OFF STREET PARKING:
to the front of the property a stone chipped hardstanding area provides off road parking for up to three cars, with a patio area to one side providing bin storage.

REAR GARDEN:
accessible from the utility room or covered side entrance; a peaceful low maintenance town garden is bordered by a stone wall on two sides, medium sized mature trees on the rear elevation set into raised bedding area which provides ample space for seating to catch the evening sun. There is outside power, lighting and water supply.

LEAN-TO SHED/ACCESS:
a simple timber structure covers the side walkway providing an alternative side access which is useful for bikes, further storage and garden equipment.

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. There is a perpetual yearly rentcharge of £14.5s.0d. 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.