* Unfurnished
* Freehold
* A beautifully styled and rustic Georgian cottage
* 2 double bedrooms
* Sunny sitting room opening into a manageable rear garden
* Separate kitchen/dining room
* With a warm and cosy feel
* Within 100 metres of the Downs and close to Whiteladies Road
* Off the beaten track
* 838 sq. ft.
**Within 100m of the Downs - a beautifully styled Georgian cottage with 2
double bedrooms, separate kitchen/dining room and a sunny living room opening
out onto a south facing garden.
The house enjoys a warm and cosy feel, pared back and Scandinavian in style
with wooden flooring and whitewashed walls.
Set 'off the beaten track' and nestled in 'old Clifton' with an array of
Georgian cottages located close to the Downs that originally served the local
quarry. It is a vibrant and friendly neighbourhood well served by the many
amenities and transport links on Whiteladies Road.
**Ground Floor**
**Kitchen/Dining Room: ((17' 9'' incl. Of stairwell x 11' 7'' into chimney
recess) (5. 41m x 3. 53m))**
Range of wall and base units incorporating solid wood working surface and
upstands, sink unit and drainer board, mixer tap, integrated full size
dishwasher and automatic washing machine, space for tall fridge/freezer,
feature recessed fireplace with exposed wooden lintel and space for a range
cooker, tastefully tiled splashbacks, extractor fan, wooden double glazed
casement window and wooden double glazed roof light to front elevation,
recessed spotlights, period style radiator, stone tiled floor, understairs
storage cupboard, neatly fitted cupboard housing the fuse box and electricity
meter. Worcester combination boiler discreetly located behind a wall mounted
unit. Oak staircase rises to the first floor with a contemporary glass screen.
**Sitting Room: ((11' 8'' into chimney recess x 11' 4'') (3. 55m x 3. 45m))**
A cosy and sunny living room with full width bi - fold doors to the rear
elevation opening out onto the timber deck and lawned garden beyond and with a
southerly aspect. Oak floor, exposed timber lintel, recessed fireplace, fitted
shelving to the right hand side of the chimney breast incorporating low level
storage, recessed spotlights, two wall lights.
**First Floor**
**Landing: ((6' 6'' x 5' 5'') (1. 98m x 1. 65m))**
Exposed brick stairwell, whitewashed ceiling timbers and whitewashed timber
floor. Doors open to bedroom 1, bathroom and bedroom 2.
**Bedroom 2: ((rear) (11' 10'' into chimney recess x 11' 6'') (3. 60m x
3. 50m))**
Wooden double glazed windows to the rear elevation with a southerly aspect,
exposed timber lintel, window seat with storage beneath, further understairs
storage, attractive Georgian style cast iron fireplace, radiator.
**Bathroom/WC: ((11' 10'' x 4' 8'') (3. 60m x 1. 42m))**
Well - presented bathroom with wooden double glazed casement windows to the
front elevation, exposed timber lintel and deep window sill, contemporary
double ended bath with cascade mixer tap, low level wc with hidden cistern and
tiled surround, attractive exposed wooden shelving above, pedestal wash hand
basin, heated towel rail, large shower cubicle, overhead shower, handheld
shower fitment and recessed storage area, recessed lighting, tiled floor.
**Second Floor**
**Bedroom 1: ((14' 5'' measured to ceiling height of 4'11/1. 50m x 11' 7'')
(4. 39m x 3. 53m))**
A superb room with huge charm and character. Large wooden double glazed French
doors with stunning southerly facing views over rooftops and beyond to the
hills of Dundry, whitewashed timber floor, clever storage, stylish timber
panelling, radiator, recessed spotlights.
**Outside**
**Rear Garden: ((approx. 27' 0'' x 11' 8'') (8. 22m x 3. 55m))**
Charming southerly facing town garden with a timber deck immediately outside
of the bi - fold doors, well maintained stone walls to the rear and side
elevation, timber fence to the left hand side. The timber deck drops down onto
a level lawned area with flower beds bordered by sleepers and a hand painted
potting shed ideal for storing the barbecue.
**Important Remarks**
**Viewing & Further Information: **
Available exclusively through the sole agents, Richard Harding Estate Agents,
tel:
**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: D.
**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. **

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