3 Failand Estate Sandy Lane • BS8 3SR 3 Failand Estate Sandy Lane • Lower Failand • BS8 3SR A spacious and well situated detached property with panoramic views The House Entrance hall • Drawing room • Kitchen/Breakfast room Dining room • Cloakroom Master bedroom with dressing room and en-suite bathroom 3 further double bedrooms 2 en-suite shower room • Family bathroom • Storage Annexe Open plan living /dining room/ kitchen Bedroom with walk in wardrobe and en-suite bathroom Garden and Grounds Extensive paved driveway and parking set behind electric gates Single garage • Boiler room • Workshop Sun terrace • Level lawn • Decked area and paddock In all about 1.904 acres (0.770 ha) These particulars are intended only as a guide and must not be relied upon as a statement of fact. Your attention is drawn to the Important Notice on the last page of text. Situation Lower Failand is a rural hamlet with nearby St Bartholomew’s Parish Church and local facilities within 1 mile in Failand village that include a post offi ce/ general store, public house, village hall & cricket pitch. Bristol provides a good selection of schools including Clifton College, Clifton High School, QEH, Bristol Grammar School and Badminton School for Girls. Other schools in the surrounding area include The Downs School at Wraxall. Clifton village is within 4 miles across the famous Suspension Bridge with its boutique shops, banks, restaurants, post offi ce, public houses and art galleries. The city centre is located approximately 7 miles away and provides extensive shopping facilities including Cabot Circus Shopping Centre. Cribbs Causeway is 8.5 miles. Access to the motorway is via J19 of the M5 (2.5 miles). Bristol Temple Meads (7 miles) provides a fast train service to London Paddington which is approximately 90 minutes. Bristol Airport is 8 miles to the south. Ashton Court is 3 miles and provides communal park land of approximately 800 acres. It is also an excellent area for walking, mountain biking and jogging, along with the woods at Leigh Woods itself. Bristol & Clifton and Long Ashton Golf Clubs are within 2.5 miles. For sale freehold 3 Failand Estate is in an elevated position with superb views across open countryside towards the Welsh Hills. The property was built in 1991 with stone elevations and brick coins under a tiled roof. The covered entrance porch leads to the entrance hall that gives access through to a well-proportioned dining room, a hand built bespoke kitchen/breakfast room with a good range of fl oor and wall mounted units including an island unit/breakfast bar all with granite work surfaces. The kitchen leads out via bi-fold doors to an extensive sun terrace with panoramic views across the garden and paddock towards open countryside. The drawing room with a charming stone fi replace housing a wood burning stove is also accessed via the entrance hall and benefi ts from the property’s superb outlook. An attractive staircase leads to the fi rst fl oor where there are three bedrooms, all of which benefi t from en-suite facilities, including a master suite boasting dressing room with fi tted wardrobes. Two of the bedrooms have access to covered balconies with superb views to the Welsh hills. The staircase continues to the second fl oor where there is a further double bedroom, separate bathroom and storage. 3 Failand Estate Annexe 3APPROXIMATE Failand Estate, GROSS INTERNAL FLOOR AREA Within the grounds of 3 Failand Estate there in a detached self Sandy Lane, (No less than) Lower Failand, N contained one bedroom annexe benefi ting from open plan kitchen/ 213sq.m (2,295sq.ft) Work Shop Bristol, BS8 3SR 4.14 x 2.51m living/dining space on the ground fl oor, and a spacious double Approx. Gross InternalThe Annexe Area 13'7'' x 8'3'' bedroom with dressing room, fi tted wardrobes and en-suite bathroom 2295APPROXIMATE Sq Ft - 213 GROSS Sq MINTERNAL FLOOR AREA (No less than) Sitting/ The Annexe Dining on the fi rst fl oor. The annexe provides an ideal space for extended 77sq.m (832sq.ft) Approx. Gross Internal Area Room Bedroom family or could be let to create an income stream. 832 Sq Ft - 77 Sq M Boiler 5.16 x 4.57m Out Building 16'11'' x 15' Void 5.13 x 4.70m (IncludingAPPROXIMATE Garage) GROSS INTERNAL FLOOR AREA Room 16'10'' x 15'5'' (No less than) Gardens and Grounds Out Building 19sq.m (203sq.ft) Approx. Gross Internal Area The property is set behind electrifi ed iron gates with a single garage, 203 Sq Ft - 19 Sq M extensive paved courtyard and driveway parking. The total curtilage 3 Failand Estate, of the property is just under 2 acres and split with a paddock and Sandy Lane, Garage Lower Failand, N Work Shop 5.16 x 2.46m recreational lawned garden to the rear. The garden benefi ts from a Bristol, BS8 3SR 4.14 x 2.51m 16'11'' x 8'1'' Approx. Gross Internal Area 13'7'' x 8'3'' 2295 Sq Ft - 213 Sq M spacious sun terrace as well as a decked area maximising the property’s Sitting/ The Annexe Dining beautiful setting and far reaching views. Approx. Gross Internal Area Room 5.16 x 4.57m Bedroom 832 Sq Ft - 77 Sq M Boiler 5.13 x 4.70m Ground Floor (Annexe) First Floor (Annexe) (Including Garage) Room 16'11'' x 15' Void The paddock suitable for grazing is accessed from both the rear garden 16'10'' x 15'5'' Out Building and independently via an access gate onto Church Lane. The property Approx. Gross Internal Area has previous obtained planning consent for 3 stables (reference 203 Sq Ft - 19 Sq M Balcony Garage 07/P/1788/F dated 15 September 2007) which has now lapsed. 5.16 x 2.46m 16'11'' x 8'1'' In all about 1.904 acres (0.770 ha) Balcony Storage Ground Floor (Annexe) First Floor Master(Annexe) Bedroom 5.59 x 4.11m Local Authority Drawing Balcony 18'4'' x 13'6'' North Somerset District Council Tel: 01934 888 888 Kitchen Room 6.91 x 3.45m Bedroom 2 22'8'' x 11'4'' 7.39 x 4.18m 24'3'' x 13'8'' 5.38 x 2.95m Balcony 17'8'' x 9'8'' Storage Services Master Bedroom Mains electricity and water, private drainage, oil fi red central heating 5.59 x 4.11m Bedroom 4 Drawing 18'4'' x 13'6'' 4.01 x 3.58m separate heating system for the annexe). Kitchen Room 6.91 x 3.45m Bedroom 2 13'2'' x 11'9'' 22'8'' x 11'4'' 7.39 x 4.18m 24'3'' x 13'8'' 5.38 x 2.95m Void Fixtures and Fittings 17'8'' x 9'8'' Dining Bedroom 4 All those items regarded as tenant’s fi xtures and fi ttings, together with the 4.01 x 3.58m Room Bedroom13'2'' 3 x 11'9'' fi tted carpets, curtains and light fi ttings, are specifi cally excluded from the 3.99 x 3.96m 3.99 x 3.28m Void 13'1'' x 13' 13'1'' x 10'9'' Storage sale. However, certain items may be available by separate negotiation. Dining Room Bedroom 3 3.99 x 3.96m 3.99 x 3.28m Viewing 13'1'' x 13' 13'1'' x 10'9'' Storage Strictly by appointment with agents Knight Frank - Tel: 0117 317 1999 Ground Floor First Floor Second Floor Directions (Postcode: BS8 3SR) Ground Floor First Floor Second Floor From the Clifton Suspension Bridge proceed away from Clifton on Important Notice: This plan is not to scale (unless specifi ed), is for guidance only and must not be relied upon as a statement of fact.© Capture Property Marketing 2012. Drawn to RICS guidelines. © Capture Property Marketing 2012. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Bridge Road (B3129), and turn right onto the A369 at the traffi c lights. All measurements and areas are approximate only (and have beenAll Measurements prepared are approximate andin should accordance not be relied on as a statement withof fact. the current edition of the RICS Code of Plan is for illustration purposes only. Not drawn to scale. Plan is for illustration purposes only. Not drawn to scale. Continue to the next set of traffi c lights, turning left into Beggar Bush Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2013. Main House Lane (B3129) and continue for approximately 2 miles. At the next set of traffi c lights turn right onto the B3128 then turn right into Ox House Lane. Continue along this lane and at the T-Junction turn left and proceed past the church on your right hand side. 3 Failand Estate is the second house on the right. Annexe Important notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not 0117 317 1999 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 Regent House, 27a Regent Street agent has any authority to make any representations about the property, and accordingly any information given EPC is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs Clifton, Bristol BS8 4HR This brochure is show only certain parts of the property as they appeared at the time they were taken.