A unique and versatile mews style house offering light and bright accommodation, 2 bedrooms, open plan kitchen/dining/family room and separate sitting room with balcony, integral garage and private rear courtyard garden.

A comfortable house in an immensely desirable Clifton location which offers scope for further improvement in the fullness of time.

Ground Floor: entrance hallway, integral garage, cloakroom/wc, open plan kitchen/dining/family room.

First Floor: landing, sitting room with balcony, inner landing, bedroom 1, bedroom 2, family bathroom/wc.

Outside: pretty courtyard rear garden.

Prime location situated in the heart of Clifton village within a short level walk of the shops, restaurants and amenities of the Mall and Princess Victoria Street, nearby Durdham Downs and the Suspension bridge and conveniently positioned for access to all the central areas, gas central heating, located within the Clifton village residents parking permit zone.

Offered with no onward chain.



GROUND FLOOR

APPROACH:
from the cobbled road of Gloucester Street tiled pathway leads up to front entrance door, entrance hallway via hardwood front door, inset ceiling downlighters, radiator, access door to integral garage (currently arranged as a storage room), doorway leading to:

KITCHEN/DINING/FAMILY ROOM: - (26' 3'' x 10' 10'') (7.99m x 3.30m)
measured as one but described separately as follows:-

Kitchen:
fitted with a matching range of gloss white wall base and drawer units with granite effect laminate roll edge worktop over, integrated appliances include electric oven with 4 ring gas hob and extractor fan over, dishwasher, fridge/freezer, washing machine, wall-mounted Worcester combi-boiler, tiled surrounds, breakfast bar seating area, 2 ceiling light points, large double-glazed windows and double-glazed door leading out onto rear courtyard garden, radiator

Dining Area:
with ample space for large dining room table and chairs, understairs storage cupboard with light, ceiling light point, radiator, telephone point, wood effect flooring throughout, 2 very useful storage cupboards, both with hanging rails ideal for coats and shoes, wood effect flooring throughout, door leading to cloakroom/wc.

CLOAKROOM/WC:
a white cloakroom suite with low level wc with concealed cistern, pedestal wash hand basin, mirror, 2 ceiling light points, wood effect laminate flooring.

INTEGRAL GARAGE: - (17' 4'' x 7' 7'') (5.28m x 2.31m)
accessed via the front of the property from Gloucester Street via large double doors with internal door accessed from the entrance hallway, ceiling light point, water tap. (The garage is currently split into 2 sections by a partition stud wall, but this can easily be removed).

FIRST FLOOR

LANDING:
stairs ascend from ground floor kitchen/dining/family room, a light open space with skylight opening into a generous sized sitting room.

SITTING ROOM: - (23' 2'' x 11' 0'') (7.06m x 3.35m)
vaulted ceiling, large floor to ceiling double glazed windows and French doors leading out onto balcony which in turn overlooks the rear courtyard, double radiator, telephone point, tv point, door leading to additional landing area.

Balcony:
with double doors leading out from the sitting room, a covered balcony with ceiling light, wrought iron railings, paved flooring.

LANDING AREA:
with high level double glazed window, ceiling light point, radiator, doors leading to bedroom 1, bedroom 2 and family bathroom/wc.

BEDROOM 1: - (14' 9'' x 10' 10'') (4.49m x 3.30m)
located at the front of the property with double-glazed window overlooking front elevation, built-in wardrobe with hanging rail and shelf above, ceiling light point, radiator.

BEDROOM 2: - (9' 3'' x 7' 10'') (2.82m x 2.39m)
with vaulted ceiling with ceiling light point and high level double-glazed windows, telephone point, radiator.

FAMILY BATHROOM/WC:
a white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath, separate shower cubicle with glass shower screen and electric Mira shower over, fully tiled walls, skylight, ceiling light point, shaver socket, tiled flooring.

OUTSIDE

COURTYARD REAR GARDEN: - (17' 0'' x 11' 0'') (5.18m x 3.35m)
accessed from the kitchen with covered hard standing area immediately at the back of the property with white-washed brick walls, steps lead up onto a raised hard standing courtyard area. An ideal space for al fresco dining, enclosed with a mixture of stone, brick and feather-edge fencing, outside light and tap.

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.