Valuations based on experience!

170 Blackrock Lane BS39 4HZ

APPROACHING 1/2 ACRE of garden, this three bedroom semi detached

cottage is GRADE 2 LISTED, and requires a PROGRAM OF RENOVATION

REF: ASW5179 Asking Price £450,000

Grade 2 Listed Cottage * Approaching 1/2 Acre Garden * Rural Setting

Needs Updating * No Onward Chain * EPC Rating: F

Viewing: By appointment with Stephen Maggs Estate Agents

Hamilton House, 107 Bristol Road, Whitchurch Village Bristol, BS14 0PU

Telephone: 01275 892228 www.stephenmaggs.co.uk [email protected]

SITUATION: PUBLOW lies to the East of The village of , which is situated in the , an area known for its outstanding natural beauty and has the flowing through the centre. The village offers a post office/general store, primary school, (Chew Valley School catchment for secondary school), parish church, three public houses and village hall. The predominant feature of the village is the disused railway viaduct.

DESCRIPTION: Built in 1748, this Grade 2 listed cottage was part of the Popham estate, known as Hunstrete House. The property stands in gardens approaching 1/2 an acre, and adjoins countryside, with good views all around. The property itself has not been sold for many years, and now finds itself needing a program of refurbishment. Serious buyers should initially call to discuss, and arrange an accompanied viewing.

ENTRANCE PORCH: Hardwood entrance door, understair storage cupboard, door to:

LIVING ROOM: 15' 5'' x 15' 0'' (4.70m x 4.57m) Casement windows to the front and rear (each with deep display sills), claygate style tiled fireplace, two double panelled radiators, television point, latch style door concealing the staircase and similar door to:

KITCHEN: 16' 1'' x 9' 0'' (4.90m x 2.74m) Casement windows to the side and rear, cream fitted wall and base units with worktop surface, inset single drainer sink unit, four ring hob over, space for upright fridge/freezer, Worcester oil fired boiler supplying central heating and domestic hot water, part glazed door to:

REAR PORCH: Windows to the rear and door giving access to the garden.

FIRST FLOOR LANDING: Approached via a concealed staircase from the living room, double panelled radiator, casement window to the front, doors to the main bedroom and bathroom, further staircase rising to the second floor.

BEDROOM ONE: 15' 5'' x 11' 11'' (4.70m x 3.63m) Casement windows to the front and rear, two single panelled radiators, built in shelved storage cupboard.

BATHROOM: Casement window to the rear, fitted with a white panelled bath with mixer tap shower, wall attached wash hand basin, low level W.C, single panelled radiator.

SECOND FLOOR LANDING: The landing is in two parts, the first having a window to the front, double panelled radiator, the second opening up to a useful area which could be used for a Study or similar, doors to remaining bedrooms.

BEDROOM TWO: 11' 9'' x 8' 4'' (3.58m x 2.54m) Casement window to the front, double panelled radiator.

BEDROOM THREE: 12' 5'' x 6' 10'' (3.78m x 2.08m) Casement window to the rear.

GARDENS: The property stands in mature gardens which are approaching 1/2 an acre in total. There are various areas of lawn, mature trees and shrubbery. There are two sheds, and a garage, the boundary between this property and the adjoining cottage will be marked out. the cost of a physical boundary will be shared between the two cottages.

N.B: DRAFT DETAILS WAITING OUR VENDORS CONFIRMATION OF ACCURACY. APPROVED DETAILS SHOULD BE REQUESTED FROM THE AGENTS.

THE PROPERTY MISDESCRIPTIONS ACT 1991: These details are for guidance only and complete accuracy cannot be guaranteed. If there is any point which is of particular importance to you, verification should be obtained. They do not constitute a contract or part of a contract. All measurements are approximate. No guarantee can be given with regard to planning permissions or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are NOT necessarily included. Interested parties are advised to check availability and make an appointment to view before travelling to see a property.