the old school STOKE BISHOP • the old school

STOKE BISHOP • BRISTOL

A delightful detached home discreetly tucked away within its private gardens and grounds.

Entrance hall • Staircase hall • Drawing room • Dining room Study • Kitchen/breakfast room • Cloakroom • Utility room

Master bedroom with dressing room, ensuite bathroom, mezzanine sitting room / second dressing room and balcony Bedroom with ensuite shower room • 3 further bedrooms Family bathroom

Double garage • 2 accesses both providing ample off street parking • Enclosed gardens • Summer house • Green house Terraces including covered terrace off the kitchen / breakfast room and drawing room

In all about 0.353 acres (0.143 ha)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation There are nearby shops in the village of Stoke Bishop (0.8 miles), Clifton Village (3 miles), Whiteladies Road (2 miles). National retailers are at Cribbs Causeway (5 miles) and Cabot Circus (3.5 miles). Elmlea Primary School, Cedar Park Primary School, Badminton School, Redmaid’s School, Clifton College, BGS, QEH and Clifton High School. Motorway network is via J17 of the M5 (5 miles) and J19 of the M4 (7.5 miles). Bristol Temple Meads (4.5 miles) and Bristol Parkway (5.5 miles) provide a rail service. Bristol Airport is 11.5 miles away. Golf Club, Long Ashton and Bristol and Clifton Golf Clubs. About 441 acres on The Downs, Ashton Court is (3 miles) and provides communal parkland of approximately 800 acres and excellent walking, mountain biking and jogging in Leigh Woods. For sale freehold The Old School is a delightful home which up until the 1960s was Stoke Bishop Primary School. The property was then converted into a residential dwelling and now provides superb family accommodation on two fl oors. The property has been carefully laid out allowing both the kitchen / breakfast room and drawing room access to the gardens and grounds, initially to a covered terrace for all year round entertaining. The three reception rooms can be used in a variety of ways and all rooms including the kitchen / breakfast room look across the private gardens. The drawing room and dining room have working fi res/wood burner and the study has a fi replace with electric fi re. There are features such as leaded windows, painted ceiling joists in the drawing room and coving in the dining room. Beyond the dining room and accessible from the drawing room is the kitchen / breakfast room which incorporates a range of units and space for a Range cooker. There is a breakfast bar and space for a table and sofa. At fi rst fl oor level there is a superb family bathroom with separate shower cubicle used by three bedrooms, one of which has a double aspect. Bedroom 3 has an ensuite shower room. The master bedroom enjoys a double height ceiling and has been arranged in two diff erent ways, currently with the bed on the mezzanine level, accessed by a separate staircase and the lower level with balcony, used as a private sitting room which gives access to a large dressing room and ensuite bathroom with separate shower. The balcony has glorious views across the gardens. The Old School, Kewstoke Road, Bristol, BS9 1HE Approx. Gross Internal Area The Old School, Kewstoke Road, Main House Bristol, BS9 1HE 3447 Sq Ft - 320 Sq M Approx. Gross Internal Area Garage 407 Sq Ft - 38 Sq M Main House Total 3447 Sq Ft - 320 Sq M 3854 Sq Ft - 358 Sq M Gardens and Grounds APPROXIMATEGarage GROSS INTERNAL FLOOR AREA 407 Sq Ft - 38(No Sq less M than) Balcony One particular feature of the property is the size of the plot, being 320 sq.m (3,447 sq.ft) 0.353 acres (0.143 ha). It is approached from two diff erent ways, Total 3854 Sq Ft - 358 Sq M both to two separate parking areas, one going off Kewstoke Road Garage Dressing Room The Old School, Kewstoke Road, Covered Terrace 2.84 x 2.67m 38 sq.m (407 sq.ft) 5.00 x 2.82m 9'4" x 8'9" where there is a double garage and gravelled parking for numerousBristol, BS9 1HE The Old School, KewstokeThe Road, Old School, Kewstoke Road, 16'5" x 9'3" Bedroom 1 Bedroom 5/Nursery cars. The gardens continue below the house to the main lawns Bristol,Approx. BS9 Gross 1HE Internal Area Balcony 5.33 x 4.37m 2.74 x 1.88m Bristol, BS9 1HE 17'6" x 14'4" 9'0" x 6'2" which are accessible from the drawing room and kitchen / breakfastApprox.Main House Gross Internal AreaApprox. Gross Internal Area Kitchen/ 3447 Sq Ft - 320 Sq M Breakfast Room room. The gardens include a raised level lawn enclosed by hedgingMain House Main House 7.14 x 5.33m 3447Garage Sq Ft - 320 Sq M3447 Sq Ft - 320 Sq M Utility 23'5" x 17'6" and walls, and terraced areas. A gravelled path leads to a furtherGarage407 Sq Ft - 38 Sq M Dressing2.24 Room x 2.11m Garage Covered Terrace 7'4" x 6'11" Total 2.84 x 2.67m lawned area, a summer house, green house, kitchen / vegetable407 Sq Ft - 38 Sq M 407 Sq Ft - 38 Sq M 5.00 x 2.82m 3854 Sq Ft - 358 Sq M 9'4" x 8'9" garden. There are a host of mature trees and shrubs providing Total Total 16'5" x 9'3" Bedroom 1 Bedroom 5/Nursery 3854 Sq Ft - 358 Sq M Drawing Room 3854 Sq Ft - 358 Sq M 5.33 x 4.37m 6.38 x 5.61m 2.74 x 1.88m Bedroom 3 Sitting Room to seclusion and privacy and in the far northern corner the property 20'11" x 18'5" Bedroom 2 17'6" x 14'4" 9'0" x 6'2" 4.42 x 3.99m Bedroom 1 Balcony Dining Room 4.85 x 4.47m 14'6" x 13'1" 5.11 x 2.72m accessed off Hollybush Lane is a hardstanding providing parking. Kitchen/ 4.52 x 4.39m 15'11" x 14'8" BreakfastBalcony Room Balcony 14'10" x 14'5" 16'9" x 8'11" 7.14 x 5.33m Services Utility Dressing Room 23'5" x 17'6" Covered Terrace 2.84 x 2.67m 2.24 x 2.11m Dressing Room 5.00 x 2.82m Dressing9'4" x Room8'9" All mains services connected, gas fi red central heating. Covered 7'4"Terrace x 6'11" Covered Terrace 2.84 x 2.67m Garage 16'5" x 9'3" 2.84 x 2.67m Bedroom 1 Bedroom 5/Nursery 5.00 x 2.82m 5.00 x 2.82m9'4" x 8'9" 9'4" x 8'9" 6.22 x 6.07m 16'5" x 9'3" 5.33 x 4.37m 2.74 x 1.88m 16'5" x 9'3" Bedroom 1 Bedroom 1 Bedroom 5/Nursery 20'5" x 19'11" Void 17'6" x 14'4" Bedroom5.339'0" x 4.37m 5/Nurseryx 6'2" Fixtures and Fittings 5.33 x 4.37m 2.74 x 1.88m Study Kitchen/ 17'6"2.74 x x 14'4" 1.88m Bedroom 4 17'6" x 14'4" 9'0" x 6'2" 4.72 x 3.61m Breakfast Room Kitchen/ 9'0" x 6'2" Drawing Room 4.70 x 3.56m Kitchen/ 15'6" x 11'10" All items usually known as tenant’s fi xtures and fi ttings whether 7.14 x 5.33m Breakfast Room 6.38 x 5.61m 15'5" x 11'8" Utility Breakfast23'5" x Room17'6" 7.14 x 5.33m Bedroom 3 Sitting Room to 2.24 x 2.11m 7.14 x 5.33m 20'11" x 18'5" Bedroom 2 mentioned or not in these particulars together with all items of Utility 23'5" x 17'6" Dining Room B 4.42 x 3.99m Bedroom 1 Utility 23'5" x 17'6" 4.85 x 4.47m 7'4" x 6'11" 2.24 x 2.11m 4.52 x 4.39m 14'6" x 13'1" 5.11 x 2.72m equipment and garden statuary are excluded from the sale but some 2.24 x 2.11m 7'4" x 6'11" 15'11" x 14'8" 7'4" x 6'11" 14'10" x 14'5" 16'9" x 8'11" may be available by separate negotiation. Garage Drawing Room First Floor Mezzanine Floor 6.38 x 5.61m Drawing Room Bedroom 3 Sitting Room to Drawing20'11" x Room 18'5" 6.38 x 5.61m Bedroom 2 Dining Room 6.38 x 5.61m 4.42 x 3.99m BedroomBedroom 3 1 Sitting Room to Local Authority 20'11" x 18'5" 4.85 x 4.47m Bedroom 2 Bedroom 3 Sitting5.11 xRoom 2.72m to 4.52 x 4.39m Dining20'11" Room x 18'5" Bedroom 2 14'6" x 13'1" 4.42 x 3.99m Bedroom 1 15'11" x 14'8" 4.85 x 4.47m4.42 x 3.99m 16'9"Bedroom x 8'11" 1 5.11 x 2.72m Dining14'10" Roomx 14'5" 4.52 x 4.39m 4.85 x 4.47m 14'6" x 13'1" 15'11" x 14'8"14'6" x 13'1" 5.11 x 2.72m 16'9" x 8'11" Ground Floor Bristol City Council: Telephone: 0117 922 2000 4.52 x 4.39m 14'10"Garage x 14'5" 15'11" x 14'8" 14'10" x 14'5" 6.22 x 6.07m 16'9" x 8'11" Viewing 20'5" x 19'11" Void Garage Study Bedroom 4 Strictly by prior appointment with agents, Knight Frank, Bristol. 6.22 x 6.07m Garage 4.72 x 3.61m 4.70 x 3.56m 20'5"Garage x 19'11" 6.22 x 6.07m Void © Capture Property Marketing 2017. Drawn to RICS guidelines. 6.22 x 6.07m 20'5" x 19'11" 15'6" x 11'10" Void 15'5" x 11'8" All Measurements are approximate and should not be relied on as a statement of fact. Study Bedroom 4 Plan is for illustration purposes only. Not drawn to scale. Tel: 0117 317 1999. 20'5" x 19'11" Study Void 4.72 x 3.61m 4.70 x 3.56m Bedroom 4 15'6"Study x 11'10" 4.72 x 3.61m 4.70 x 3.56m B Bedroom15'5" x 11'8" 4 4.72 x 3.61m 15'6" x 11'10" 4.70 x 3.56m 15'5" x 11'8" Directions (BS9 1HE) 15'6" x 11'10" 15'5" x 11'8" B From the top of the Downs continue down Stoke Hill and towards B B Garage the bottom, turn right by the village hall into Kewstoke Road. There Garage First Floor Mezzanine Floor Garage First Floor First Floor Mezzanine FloorMezzanine Floor are then two entrances to the property. The fi rst is a narrow lane Garage First Floor Mezzanine Floor between 15 and 17 Kewstoke Road which takes you past the scout Living Area/Reception hut and to gates leading to a gravelled parking area. The second Ground Floor Ground Floor Ground Floor option is to turn left off Kewstoke Road into Reedley Road and at the Kitchen/Utility Ground Floor end of the lane turn left into Holly Bush Lane. Bedroom/Dressing Room Bathroom/WC

© Capture Property Marketing 2017. Drawn to RICS© Capture guidelines. Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should notAll Measurementsbe relied on as area statement approximate of fact. and should not be relied on as a statement of fact. Vaults/Storage Plan is for illustration purposes only. Not drawnPlan to scale. is for illustration purposes only. Not drawn to scale. © Capture Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. © Capture Property Marketing 2017. Drawn to RICS guidelines. Terrace/Outside Space Plan is for illustration purposes only. Not drawn to scale. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale.

Important Notice 1. Particulars: These particulars are not an off er or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given 0117 317 1999 is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs Regent House, 27a Regent Street This brochure is show only certain parts of the property as they appeared at the time they were taken. Areas, measurements environmentally and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any friendly Clifton, Bristol BS8 4HR part of the property does not mean that any necessary planning, building regulations or other consent has [email protected] been obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated October 2017 Photographs dated October 2017. Knight Frank LLP is a KnightFrank.co.uk limited liability partnership registered in with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.