GUIDE PRICE RANGE: £900,000 - £925,000

A substantial and generously proportioned 5 bedroom Edwardian period townhouse with a south-westerly facing walled rear garden.

Edwardian houses are noted for their generous room sizes, high ceilings and a level ground floor and garden enabling immediate access onto the garden and the opportunity to create large, open kitchen/dining rooms.

The house retains a huge amount of original period features and enjoys a charming period feel with a rather grand living room, expansive and imaginatively designed kitchen/family room with connecting dining room, both opening out onto the south west facing rear garden.

There is a very useful understairs wc and utility cupboard. Upstairs there are 5 large bedrooms, family bathroom and separate wc, as well as a shower room on the top floor to serve the children's rooms.

Exceptionally convenient and popular location within a few hundred yards of Whiteladies Road and the vast green open space of Durdham Downs. Not to be overlooked are the local and independent range of shops of Westbury Park including Waitrose supermarket, a number of highly regarded neighbourhood eateries and cinema. The house is also within 600 metres of both Redland Green School and Westbury Park Primary School.

The sellers are buying from a family member and therefore the house essentially has no onward chain.

The vendors own a large garage nearby which may be available by separate negotiation.



GROUND FLOOR

ENTRANCE HALLWAY
lovely large entrance hall with high ceilings, ceiling cornicing, picture rail original tessellated tiled flooring, door entrance door with arched overlight and windows to either side allowing plenty of natural light. Stairs rising to upper floors, radiator with decorative cover, meter cupboard, doors leading off to kitchen/dining room and sitting room. There are useful understairs storage cupboards (one with space and plumbing for automatic washing machine) as well as a Cloakroom/wc with low level wc, wash handbasin and light point.

SITTING ROOM: - 18' 10'' x 13' 11'' (5.74m x 4.24m)
lovely grand room with high ceilings, ceiling cornicing, picture rail, large bay window to the front elevation comprising a range of double glazed windows, radiator, exposed wooden flooring, large wooden fireplace with slate hearth and open fire.

KITCHEN/FAMILY ROOM: - 21' 3'' x 18' 9'' (6.47m x 5.71m)
incredibly large space with high ceilings, ceiling cornicing, picture rail and bay window to rear elevation comprising two large sash windows and wooden double glazed doors opening out directly on to the rear garden. Exposed wooden flooring, coal effect gas fire with wooden surround and mantle plus slate hearth, two tall radiators. The kitchen has been imaginatively conceived and designed with a range of wall and base units, matte granite worktop surfaces, large ceramic sink unit and mixer tap over. Space for American style fridge/freezer. Integrated dishwasher, gas fired double oven Aga, original large dresser, exposed wooden flooring and wide arched wall opening through to the:-

DINING ROOM: - 13' 1'' x 8' 2'' (3.98m x 2.49m)
two skylights and double glazed casement windows to the rear elevation and double glazed wooden doors opening out onto the rear garden. Tiled flooring.

FIRST FLOOR

LANDING:
doors lead off to bedrooms 1, 2 and 5/study as well as the family bathroom. Useful fitted storage cupboard, further staircase rises to the top floor.

BEDROOM 1: - 18' 9'' x 12' 1'' (5.71m x 3.68m)
large bay window to the front elevation, range of double glazed windows, high ceilings, ceiling cornicing, picture rail, radiator.

BEDROOM 2: - 15' 10'' x 12' 2'' (4.82m x 3.71m)
double glazed window to the rear elevation overlooking the rear garden, ceiling cornicing, picture rail, radiator.

BEDROOM 3/STUDY: - 10' 11'' x 7' 1'' (3.32m x 2.16m)
double glazed window to front elevation, ceiling cornicing, fitted storage to either side of the chimney breast, radiator.

BATHROOM/WC: - 8' 10'' x 8' 7'' (2.69m x 2.61m)
generous bathroom with low level wc, wash handbasin with storage beneath and a claw foot roll-edged bath with Burlington fittings. Large fully tiled shower cubicle with Burlington overhead rose and handheld shower fitment. Wooden flooring, radiator, opaque double glazed window to the rear elevation, painted tongue and groove wall panelling, recessed spotlights.

SECOND FLOOR

LANDING:
Doors to bedrooms 3 and 4, access to roof storage space, double glazed skylights, and further doors to a bathroom and a separate wc.

BEDROOM 4: - 16' 8'' x 15' 3'' (5.08m x 4.64m)
very large room with double glazed windows to the front elevation. Radiator, cast iron fireplace.

BEDROOM 5: - 16' 4'' x 15' 3'' (4.97m x 4.64m)
double glazed window to rear elevation, cast iron fireplace, radiator.

BATHROOM: - 6' 3'' x 6' 4'' (1.90m x 1.93m)
corner bath with overhead shower fitment, wash handbasin, double glazed window to front elevation, heated towel rail, extractor fan.

SEPARATE WC:
low level wc, pedestal wash handbasin, opaque double glazed window to rear elevation.

OUTSIDE

FRONT GARDEN: - 16' 10'' x 19' 0'' (5.13m x 5.79m)
paved front garden enclosed by wrought iron fence and gate with flower and shrub borders.

REAR GARDEN: - 42' 0'' x 23' 0'' (12.79m x 7.01m)
generous south westerly facing garden with side access for bicycles/muddy boots etc. Paved area immediately outside the kitchen and dining room with space for garden furniture. Remainder mainly laid to artificial lawn with timber shed and high stone wall to rear.

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