Manor House Failand North BS8 Built in 1979 by the current owners, Manor House has never been on the market. It has been built of traditional appearance with brick elevations and a central pillared portico. The house is beautifully presented throughout, and has been cleverly designed with an excellent fl ow between the rooms, ideal for both family living and entertaining alike. The ground fl oor accommodation consi s of a reception hall, dining room,  udy,  acious si ing room with open fi re, kitchen/breakfa room, conservatory that  ans the full width of the house, cloakroom and utility room with WC. The conservatory has access out to the  unning south facing garden and is accessed from both the si ing room and kitchen/breakfa room. The fi r fl oor includes an impressive principal bedroom suite with dressing area and en-suite shower room. There are three further bedrooms and family bathroom with roll top bath.

Clifton Village 3 miles, 5 miles, M5 (J19) 4 miles, Bristol Airport 7 miles, Cribbs Regional Shopping Centre 9 miles, Bristol Temple Meads Rail Station (to London Paddington) 5.6 miles (all distances are approximate). Council Tel: 01934 888 888 Tenure: Freehold 4 2 4 Immaculately presented 4 bedroom village house, with delightful gardens.

Outside It is approached over a long gravel drive with a bank of lawn inter ersed with mature trees and  ring bulbs, along one side. The drive sweeps around to the front of the house providing ample parking in front of a detached double garage. The level gardens are well e ablished and have been planted for the seasons. They are very private and are laid principally to an expanse of lawn with a number of mature trees. There are six oak trees including one which is more than 150 years old. There are also silver birch trees. There are a variety of fl owering plants and shrubs including Acer and Pampas Grass. A paved area in front of the conservatory provides an ideal area for entertaining. Mature Laurel and Beech hedgerow form the boundaries. There are two garden sheds with three log cabins. Services Mains drainage, water and ele ric are conne ed to the property. Oil fi red central heating. Manor House

Manor House, Failand1 Manor Way BS8 BS8 3UY

Main House 2701 Sq Ft - 251 Sq M Garage 365 Sq Ft - 34 Sq M Conservatory Total Area 11.11 x 3.82m 3067 Sq Ft - 285 Sq M 36'5" x 12'6"

Kitchen / Breakfast Room Bedroom 3 5.34 x 5.00m 5.87 x 3.13m 17'6" x 16'5" 19'3" x 10'3"

Sitting Room 5.69 x 4.38m B 18'8" x 14'4"

Utility Manor House3.47 x 2.86m 11'5" x 9'5"

Manor House,Garage Bedroom 2 1 Manor Way5.90 x 5.78m 5.92 x 3.11m FailandManor19'4" x 19'0" BS8 HouseDining Room Study Bedroom 1 19'5" x 10'2" 4.40 x 3.85m Bedroom 4 BS8 3UY 4.38 x 3.16m 5.73 x 3.84m 14'5" x 12'8" 18'10" x 12'7" 3.84 x 2.34m 14'4" x 10'4" 12'7" x 7'8" ApproximateManor House,Gross Internal Floor Area FailandMain1 Manor House Way BS8 ManorMain2701BS8 House 3UYSq Ft= House251 - 251 sq m/2,701 Sq M sq ft Garage = 34 sq m/365 sq ft Garage This plan is for guidance only Manor House, Total365Main Area Sq House =Ft 285 - 34 sq Sq m/3,067 M sq ft and mu not be relied upon as 1 Manor Way 2701 Sq Ft - 251 Sq M Conservatory a  atement of fa . A ention is Failand TotalBS8 Area 11.11 x 3.82m BS8 3UY 36'5" x 12'6" drawn to the Important Notice on 3067Garage Sq FtGarage - 285 Sq M Ground Floor First theFloor la page of the Particulars. 365 Sq Ft - 34 Sq M Main House Living Area/Reception Total Area Conservatory 2701 Sq Ft - 251 Sq M 11.11 x 3.82m Kitchen/Utility3067 Sq Ft - 285 Sq M 36'5" x 12'6" Garage 365 Sq Ft - 34 Sq M Bedroom/Dressing Room Capture Property Marketing 2019. Drawn to RICS guidelines. Kitchen / Breakfast Room Bedroom 3 Bathroom/WC Conservatory All Measurements are approximate and should not be relied on as a statement of fact. Total Area 11.11 x 3.82m 5.34 x 5.00m 5.87 x 3.13m Plan is for illustration purposes only. Not drawn to scale. 36'5" x 12'6" 17'6" x 16'5" 19'3" x 10'3" 3067 Sq Ft - 285 Sq Vaults/Storage M

Terrace/Outside Space Kitchen / Breakfast Room Sitting Room Bedroom 3 5.34 x 5.00m 5.69 x 4.38m 5.87 x 3.13m 17'6" x 16'5" B 18'8" x 14'4" 19'3" x 10'3"

Sitting Room UtilityKitchen / Breakfast Room 5.69 x 4.38m Bedroom 3 3.47 x 2.86m5.34 xB 5.00m 18'8" x 14'4" 5.87 x 3.13m 11'5" x 9'5"17'6" x 16'5" 19'3" x 10'3"

Garage Bedroom 2 Utility Sitting Room 5.90 x 5.78m 5.69 x 4.38m 5.92 x 3.11m 19'4" x 19'0" 3.47 x 2.86m Dining Room 19'5" x 10'2" 11'5" x 9'5" 18'8" x 14'4" Study Bedroom 1 B 4.40 x 3.85m 5.73 x 3.84m Bedroom 4 4.38 x 3.16m 3.84 x 2.34m 14'5" x 12'8" 14'4" x 10'4" 18'10" x 12'7" Garage 12'7" x 7'8" Bedroom 2 5.90 x 5.78m 5.92 x 3.11m Utility 19'4" x 19'0" Dining Room Study Bedroom 1 19'5" x 10'2" 3.47 x 2.86m 4.40 x 3.85m Bedroom 4 11'5" x 9'5" 4.38 x 3.16m 5.73 x 3.84m 14'5" x 12'8" 18'10" x 12'7" 3.84 x 2.34m 14'4" x 10'4" 12'7" x 7'8" Garage Bedroom 2 5.90 x 5.78m 5.92 x 3.11m 19'4" x 19'0" Dining Room Study Bedroom 1 19'5" x 10'2" 4.40 x 3.85m Bedroom 4 4.38 x 3.16m 5.73 x 3.84m Garage 14'5" x 12'8" Ground Floor 18'10" x 12'7" 3.84 x 2.34m First Floor 14'4" x 10'4" 12'7" x 7'8"

Garage Ground Floor First Floor

Capture Property Marketing 2019. Drawn to RICS guidelines. 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. Garage Knight Frank I would beGround delighted Floor to tell you more. First Floor Bri ol Capture Property Marketing 2019. Drawn to RICS guidelines. Regent House, All Measurements are approximate and should not be relied on as a statement of fact. Freddie Wright Plan is for illustration purposes only. Not drawn to scale. 27a Regent Street 0117 317 1997 Cli on, Bri ol BS8 4HR freddie.wright@knigh rank.com Capture Property Marketing 2019. Drawn to RICS guidelines. knigh rank.co.uk All Measurements are approximate and should not be relied on as a statement of fact. Conne ing people & property, perfe ly. Plan is for illustration purposes only. Not drawn to scale.

Fixtures and fittings: Carpets, curtains, light fittings and other items fixed to the property (and not fixed to the property) belonging to the landlord are included in any tenancy as evidenced in the inventory, unless specifically noted otherwise. All those items regarded as tenant’s fixtures and fittings, are specifically excluded from any tenancy and will not be evidenced in the inventory. Important Notice 1. Particulars: These particulars are not an offer 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 is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find 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 April 2019. Photographs dated April 2019. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names.