BEAUFORT COTTAGE, 97 LONG ASHTON ROAD, LONG ASHTON, BRISTOL, BS41 9JE

An attractive grade II listed Georgian 4 double bedroom house retaining many original features, 3 reception rooms, kitchen/breakfast room, studio room, secluded rear garden and ample off street parking Guide Price £595,000

Beaufort Cottage, 97 Long Ashton Road, Long Ashton, Bristol, BS41 9JE A delightful grade II listed Georgian family home located in the very sought after village of Long Ashton. Beaumont Cottage was once part of the Smyth Estate which was once a bakery and post office  Grade II listed Georgian family house with large secluded rear gardens  Four double bedrooms (master with dressing room and en suite bathroom/wc)  Studio room ideal for those looking to work from home  Kitchen/breakfast room with separate utility room  Ample off street parking  Walking distance of Northleaze Primary School, local convenience stores, pubs and restaurants

Route to the property: heading out of Bristol on the Flax Bourton, Backwell and Weston-super-Mare road (A370) follow signs to Long Ashton and soon after crossing the Cumberland Basin exit left signposted B3128 (the Clevedon Road) just by the David Lloyd Sports Centre. After passing the sports centre and park & ride areas on the left bear round to the right under the dual carriageway and then first left up towards the village into Long Ashton Road, just opposite Ashton Court. Travel along Long Ashton Road passing The Bird in Hand pub on the left hand side. Shortly after this take the right hand turning into Folleigh Lane and the property can be found immediately on the corner of Long Ashton Road/Folleigh Lane and (parking can be found at the rear of the property.)

GROUND FLOOR KITCHEN: (12’6” x 9’3”) (3.81m x 2.82m) a comprehensive APPROACH: from the pavement on Long Ashton Road walk up range of fitted wall, drawer and base units with roll edged the steps to the pathway leading along the front of the worktop over, 1½ bowl sink with drainer unit, integrated property to front entrance porch (driveway/parking area is double oven, electric hob with extractor over, plumbing for accessed off Folleigh Lane to the side). dishwasher, tiled surrounds, window to rear elevation, tiled floor, door leading to: ENTRANCE HALLWAY: (14’0” x 6’11”) (4.27m x 2.12m) via original hardwood door with fanlight window above, stripped UTILITY ROOM: (9’7” x 6’6”) (2.91m x 1.99m) fitted with base wooden flooring, understairs storage cupboard, staircase rises units with roll edged worktop over, plumbing for washing to first floor landing, radiator, skirting boards, ceiling light. machine, wall mounted boiler, space for fridge/freezer, sash window to side elevation, door leading to rear garden, tiled SITTING ROOM: (24’10” x 15’7”) (7.58m x 4.75m) a stunning floor and ceiling light. room with feature inglenook fireplace, sash windows to both front and rear elevations with working shutters, built in STUDY: (14’10” x 6’5”) (4.51m x 1.96m) sash window to side cupboard and shelving to either side of chimney recess, tv elevation, original bread oven, built in shelves, ceiling lights point, 2 radiators, ceiling coving, ceiling light pendant, tall and radiator. moulded skirting boards. INNER HALLWAY: with flagstone flooring and door leading to DINING ROOM: (14’0” x 11’10”) (4.27m x 3.61m) sash rear garden. window to front elevation with working shutters, feature fireplace with tiled surrounds, original cupboards in chimney recess, serving hatch to kitchen, ceiling light, moulded skirting boards.

FIRST FLOOR WC: low level wc, wash hand basin set in vanity unit, obscure LANDING: staircase with original banisters leading to large window to rear elevation, wall light, moulded skirting boards open landing seating area with sash window overlooking the and radiator. front elevation with views in the distance. BATHROOM: white suite comprising curved panelled bath with shower over, pedestal wash hand basin, window BEDROOM 1: (14’4” x 13’0”) (4.36m x 3.97m) sash window to overlooking the rear elevation, part tiled walls, ceiling light, front elevation with views and window seat, white cast iron radiator and skirting boards. period fireplace, radiator, ceiling light, moulded skirting boards and doorway to: OUTSIDE Dressing Room: built in sliding wardrobes, wood effect STUDIO: (16’1” x 12’10”) (4.91m x 3.90m) located at the far flooring, wall lights, moulded skirting boards, door to: end of the garden a newly constructed timber studio room En Suite Bath/wc: a white suite comprising of low level wc, with power and light, French doors and windows overlooking pedestal wash hand basin, panelled bath with hand shower the garden. Ideal for those working from home. attachment, wall light, radiator, sash windows to front and OFF STREET PARKING: driveway parking to the rear of the side elevations. property (off Folleigh Lane), brick built storage shed area. BEDROOM 2: (14’1” x 12’0”) (4.29m x 3.65m) sash window to REAR GARDEN: there is a large private mature rear garden front elevation, white cast iron period fireplace, pedestal wash circa 180ft which has a wide variety of mature trees, shrubs hand basin, additional door to landing, loft access hatch, and plants. Stone paved patio immediately to the rear of the ceiling light pendant, radiator and skirting boards. property. There is a lawned area of garden and various BEDROOM 3: (14’6” x 9’8”) (4.43m x 2.94m) sash window to gravelled seating areas, enclosed by stone wall and fence side elevation, built in wardrobes, ceiling light, radiator, boundaries. moulded skirting boards. BEDROOM 4: (12’2” x 9’8”) (3.72m x 2.94m) sash window overlooking rear garden, built in Airing Cupboard housing hot water immersion cylinder, radiator, ceiling light, pedestal wash hand basin, skirting boards.

IMPORTANT REMARKS VIEWING & FURTHER INFORMATION: available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690. 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 freehold. This information should be checked by your legal adviser. PLEASE NOTE: 1. The photographs may have been taken using a wide angle lens. 2. 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. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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.