TO BE SOLD FOR THE FIRST TIME IN 32 YEARS AND NOW IN NEED OF SOME MODERNISATION; A superbly situated, 4/5 bedroom, 2 bath/shower room, water-fronting townhouse with privileged views overlooking the wet dock of Bristol’s historic floating harbour, having off-street parking and integral garage.

Price Guide: £550,000

10 ROWNHAM MEAD HOTWELLS, BRISTOL, BS8 4YA

10 Rownham Mead, Hotwells, Bristol, BS8 4YA

TO BE SOLD FOR THE FIRST TIME IN 32 YEARS AND NOW IN NEED OF SOME MODERNISATION; A superbly situated, 4/5 bedroom, 2 bath/shower room, water-fronting townhouse with privileged views overlooking the wet dock of Bristol’s historic floating harbour, having off-street parking and integral garage.

The property offers immensely flexible and well-proportioned accommodation arranged over three floors with gas central heating (relatively new gas fired combination boiler) and double glazed windows throughout.

The property forms part of a row of water fronting town houses with interesting views, there is both front and rear outside areas.

Hotwells, along with neighbouring Clifton, was extremely fashionable during the 18th century due to its spa and bottled water, and is still full of important reminders of its maritime past, Rownham Mead having been built on the former site of Champions Quay. Today, the area combines access to the M5, M4 and M32 motorways with the convenience of being close to the main areas of employment, shopping and leisure that Bristol has to offer.

Regular buses to and from the city combine with the daily water bus services with landing stages in the city centre and Temple Meads mainline station.

Ground Floor: entrance hall, separate wc, study/bedroom 5, open-plan kitchen/dining room.

First Floor: landing, sitting room, bedroom 1 with en-suite shower room.

Second Floor: landing, three further double bedrooms (4/5 in total), family bathroom/wc.

Outside: easy maintenance front and rear gardens, off-street driveway parking for one car, integral single garage.

Route to the property: From the roundabout at the bottom of Jacobs Well Road proceed east bound on Hotwell Road with the water on your left hand side and take the third turning on your left hand side into Rownham Mead. Take the second turning on the right and the subject property is shortly after the mini-roundabout on the left hand side.

GROUND FLOOR

APPROACH: brick paviored driveway and pathway gives access to an open-fronted porch. Obscure upvc double glazed door with side panel opening to:-

ENTRANCE HALLWAY: a most welcoming entrance, with wide staircase ascending to the first floor, understairs storage area, built-in cloakroom cupboard, ornate central ceiling arch, moulded skirtings, two radiators, inset ceiling downlighter. Doors with moulded architraves opening to the study/bedroom 5, separate wc, open-plan kitchen/breakfast room and integral garage.

STUDY/BEDROOM 5: (11’6” x 8’3”) (3.51m x 2.52m) window overlooking the front garden, radiator, ceiling light point.

SEPARATE WC: low level wc, wash hand basin with mixer tap and double cupboard below, radiator, ceiling light point, wall light with shaver point, extractor fan.

SEMI OPEN-PLAN KITCHEN/BREAKFAST ROOM: (19’8” x 12’8”) (6.00m x 3.87m) loosely divided as follows:

Kitchen: window to the rear elevation overlooking the water. Panelled base and eye level units with a combination of drawers and cabinets, granite effect roll edged worktop surfaces, splashback tiling, stainless steel sink with draining board to side and hot and cold water taps over, integral Miele combi-set gas and electric hob, eye level Miele electric double oven, space for dishwasher, space for tall fridge/freezer, space and plumbing for washer/dryer, ceiling light point. Wall mounted Worcester Bosch gas fired combination boiler.

Breakfast Area: double glazed double doors opening externally to the rear courtyard and overlooking the wet dock towards Bristol’s floating harbour. Ceiling light point, radiator.

FIRST FLOOR

PART GALLERIED LANDING: part galleried over the stairwell with staircase continuing to second floor, window to the front elevation, useful storage cupboard, ceiling light point, radiator. Multi-paned wooden door with side panel opening to the sitting room. Door also opening to bedroom 1.

SITTING/DINING ROOM: (19’3” x 16’4”) (5.87m x 4.97m) large window enjoying fine elevated views over the wet dock towards Bristol’s floating harbour plus additional window also to the rear elevation, ornate moulded cornicing, two concealed radiators, ceiling light point.

BEDROOM 1 (15’11” x 11’5”) (4.86m x 3.48m) large window to the front elevation, a range of fitted wardrobes with ample hanging and shelving space plus an additional built-in wardrobe, fitted bedside cabinets and drawers, radiator, ceiling light point. Door opening to:-

En-Suite Shower Room: built-in shower cubicle with folding glass door, fully tiled surround and wall mounted shower unit with handheld shower attachment. Wash hand basin with double opening cupboard below. Fully tiled walls, heated towel rail/radiator, wall light with shaver point, ceiling light point, extractor fan.

SECOND FLOOR

LANDING: ceiling light point, loft access. Doors with moulded architraves opening to:-

BEDROOM 2: (12’5” x 10’10”) (3.79m x 3.29m) window to the front elevation, a wealth of fitted wardrobes, radiator, ceiling light point.

BEDROOM 3: (13’1” x 7’6”) (3.99m x 2.29m) window overlooking the water, double opening fitted wardrobe, radiator, ceiling light point.

BEDROOM 4: (9’3” x 8’3”) (2.81m x 2.51m) window to the front elevation, double opening wardrobe with matching cupboard below, radiator, ceiling light point.

FAMILY BATHROOM/WC: (7’6” x 5’6”) (2.29m x 1.68m) obscure glazed window to the rear elevation, panelled bath with mixer tap and handheld shower attachment, pedestal wash hand basin with hot and cold water taps, low level wc, radiator, ceiling light point, wall light with shaver point.

OUTSIDE

OFF-STREET PARKING: brick paviored off-street driveway parking for one car. Access to:-

INTEGRAL GARAGE: (17’10” x 7’9”) (5.43m x 2.35m) wooden up and over door, illuminate strip light, fitted shelving, power point. Internal door through to the hallway.

REAR GARDEN: small courtyard section of garden with ample space for garden furniture and enjoying views of Bristol’s wet dock and floating harbour.

FRONT GARDEN: small section of garden immediately in front of the front door.

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 leasehold for the remainder of a 999 year lease which commenced on 25 March 1980, with an annual ground rent of £25. This information should be checked by your legal adviser.

SERVICE CHARGE: it is understood that the annual service charge for 2015/2016 was £225 which was paid in twice yearly instalments of £112.50. Figures are currently unavailable for the 2016/2017 period but the vendor thinks they may have risen slightly. 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.

EPC to follow