A beautifully presented garden maisonette of circa 1100 sq. ft. with a rather special 70ft x 30ft south-easterly walled facing garden. Set within a fine grade II listed Georgian period residence of with 2 double bedrooms, 2 bathrooms and a 27ft x 17ft open plan kitchen/reception room.

Superb central city location, close to the city centre yet high up above it and handy for the University, hospitals, BBC and Whiteladies Road; Cotham School within ½ mile.

Accommodation: inner hallway, open plan kitchen/reception room, bedroom 1, bedroom 2 with en-suite shower room/wc, family bathroom/wc, vaulted cellar rooms, lower ground floor storage room.

Feature cast iron spiral staircase: connecting the sitting room to the lower ground floor.

Fitted kitchen with high quality appliances and polished granite worktop surfaces.

Outside: a lovely walled rear garden (approx 70ft x 30ft) with traditional old fashioned English charm - a haven of peace and tranquillity complete with a pear tree.

Located within the Kingsdown residents parking scheme.

A very special period residence offering a haven from the hustle and bustle.



ACCOMMODATION

APPROACH:
via communal entrance door and hallway, stairs descend to the private entrance for the garden flat, Flat 5.

INTERNAL HALLWAY:
doors radiating to bedroom 1, open plan sitting/dining room/kitchen and family bathroom.

OPEN PLAN KITCHEN/RECEPTION ROOM: - overall max 26' 4'' x 16' 6'' (8.02m x 5.03m)
described separately as follows:-

Reception Room: - 17' 11'' x 16' 6'' (5.46m x 5.03m)
period wooden multi-paned sash window overlooking the private garden, partially glass panelled door giving access to the garden. Beautiful cast iron feature spiral staircase descending down to the lower ground floor, engineered oak wooden flooring.

Kitchen Area: - 16' 6'' x 7' 11'' (5.03m x 2.41m)
fitted kitchen units - comprising of handmade base and eye level units with polished granite worktop surfaces, inset sink and drainer board, 5 ring gas Bosch hob with stylish Samsung motion sensor filter hood, coloured glass splashback, electric grill and oven below, Integrated appliances including washing machine, dishwasher and fridge/freezer. Partially tiled walls, spotlights and LED downlights, period cornicing, ample space for dining table. Continuation of engineered oak floor. Door leading to:-

VAULTED CELLAR ROOM: - 7' 11'' x 7' 3'' (2.41m x 2.21m)
natural light from the street, storage, electric meter, hot water tank, fired by gas boiler located on the rear external wall. Hatch access to separate cellar and further storage.

BEDROOM 1: - 18' 11'' max into bay x 11' 9'' max into chimney recess (5.76m x 3.58m)
a bright room with 3 multi-paned sash windows overlooking the private garden. Cornicing, double radiator, wall lights.

FAMILY BATHROOM/WC: - 8' 9'' x 7' 8'' max(2.66m x 2.34m)
white suite comprising of a low level wc with concealed cistern, contemporary bath with separate shower attachment, separate tiled shower cubicle, tiled walls. Circular wall mounted wash hand basin, partially tiled walls, tiled flooring, extractor fan and heated towel rail.

LOWER GROUND FLOOR:
accessed via the feature spiral cast iron staircase leading to;

vestibule:
doors radiate to storage room and bedroom, radiator.

BEDROOM 2: - 11' 8'' x 10' 6'' (3.55m x 3.20m)
cornicing, sash window overlooking the rear elevation, double radiator, 4 wall lights. Door to:-

En Suite Shower jRoom/wc: - 11' 0'' x 7' 2'' max (3.35m x 2.18m)
white suite comprising low level wc with concealed cistern, large corner shower, large circular wall mounted wash hand basin, heated towel rail, wall lights, partially tiled walls, tiled flooring.

STORAGE ROOM: - 6' 1'' x 4' 2'' (1.85m x 1.27m)
housing the consumer unit, inset downlights, tiled flooring, radiator.

OUTSIDE

GARDEN: - circa 70' 0'' x 30' 0'' (21.32m x 9.14m)
accessed via the sitting room, fully enclosed with large stone wall boundaries, south easterly aspect with a large stone paved terrace, 3 steps descend to the lawned area with stone gravelled boundaries and a mature pear tree and bushes surrounding. Lower shelf of the garden complete with hammock hooks and a secure shed.

PARKING:
this property is located within the Kingsdown Residents Parking Zone. Permits can be applied for through Bristol City Council.

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 such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is leasehold for the remainder of a 999 year lease which commenced on 24 June 2003. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £75. 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.The photographs may have been taken using a wide angle lens.