Hansford Square Combe Down, Bath
£765,000

Description

A very spacious five bedroom semi-detached family home. Set on a large plot it offers a good size garden with driveway parking. A highly desired residential square on the western edge of Combe Down village. The property also provides potential for a separate annex, if required, which could be beneficial for a dependant relative or used as additional income through holiday rental. Close to all local amenities, schooling and bus services to the city.

Accommodation

You enter into a small entrance porch which opens into the hallway. The hallway provides access to the sitting room, dining room and kitchen. The sitting room is spacious and light with large bay window and feature gas fireplace. The dining room also provides feature open fireplace with glazed doors opening onto the conservatory. The conservatory spans across the rear aspect allowing access from the dining room and kitchen. Glazed double doors open up onto the garden. The kitchen is fitted with wall and floor units with worktop, inset sink drainer, ceramic hob with double oven and space and plumbing for a washing machine.

A door from the hallway leads you through into the extended part of the property which could be, and is currently, utilised as a separate annex. At this level you find a further kitchen with wall and floor units with worktop, inset sink drainer, double oven and gas hob with space and plumbing for a washing machine. There is a further spacious sitting room with sliding glazed doors opening onto the garden. Separate WC in the hallway with a door giving access to the external front aspect.

To the first floor you find four good size double bedrooms and a single bedroom. There are two bathrooms, one with a bath, washbasin and WC and the other has the same but with an additional walk-in shower.

Externally the rear garden is south facing and in excess of 150' in length. There is a stone slab laid patio seating area directly outside of the conservatory. The garden is initially laid to lawn and is well stocked with established shrubs, beds and small trees. A wrought iron gate leads you through to a large established vegetable plot at the rear with wooden shed and greenhouse. To the end of the garden is another small seating area below an apple tree. The garage is to the side aspect of the house and is a very good size with power and light. Driveway parking for two vehicles.

Location

Combe Down sits on a level ridge approximately 1.25 mile (2 km) to the south of Bath city centre. It sits at an altitude of 500ft and hence has always been renowned for its clean air quality with many moving from the city for this reason. The village is adjoined to the north by large areas of natural woodland with public footpaths offering stunning panoramic views overlooking the city and equally gratifying views of the Cotswold (AONB) valleys to the south. There is simply no other village like it on the outskirts of the city with such a wide range of local amenities and schooling. This makes it a very popular place for families and those looking for an area with a rural feeling but still within walking distance of the city. You will find every level of schooling in the local vicinity with three nurseries, two academy primary schools, Ralph Allen academy senior school and two independent schools in Prior Park and Monkton Combe, both with pre-prep, prep and senior schools. There is also Threeways School which provides for special education needs from ages 4 to 19 years. Locally there is an abundance of amenities with doctor’s surgery, Bath BMI Clinic, dentist, two pharmacies, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Co-op mini-markets. On the western edge of the village is a Tesco Express with petrol station and a large Sainsburys supermarket can also be found in neighbouring Odd Down. Nearby you will also find the excellent country club spa hotel Combe Grove Manor, which provides fine dining, gymnasium, spa treatments, swimming facilities and tennis courts both indoor and outdoor. There is also a new development being built in the village called Mulberry Park. An award winning development of 700 new homes and currently becoming one of Bath’s finest, new residential communities. With a new primary school, children’s nursery, cafe and state-of-the-art leisure and business facilities, with further amenities to follow, Mulberry Park will also build Bath’s first new park for 100 years. The local bus service provides quarter hourly services during the day into the city. For the walkers among you Bath Spa station is a shade over 1.2 mile from the village and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes from the village itself.

Stamp Duty

There could be £25,750 Stamp Duty payable upon completion. Figure calculated after recent budget announcement.

Council Tax

Band - E

EPC Rating

Band - D

Viewings

This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact Nicola on to arrange a viewing.

Disclaimer

TYNINGS and their clients give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.