Hansford Square Combe Down, Bath
£625,000

Description

You enter into the entrance porch and through the front door to the hallway. The hallway provides access to the sitting room, living room, WC and stairs to the first floor. The sitting room is a light room with large bay window and feature log burner fireplace. The living room has been opened up to provide a spacious dining and seating area with French doors opening up onto the garden. With a south westerly aspect this makes it a lovely light room with views across the garden. Glazed doors lead through to the kitchen which is fitted with modern wall and floor units with wooden worktop, inset sink and space for appliances. To the rear aspect is a breakfast dining space with doors opening up onto the garden. To the front aspect of the kitchen a door leads you to a good size utility sapce with wall and floor units with worktop, inset sink and space for appliances.

To the first floor are two double bedrooms with lovely large bay windows, a single room and bathroom. The bathroom is newly fitted with bath, large walk-in shower, washbasin and WC. Externally the large level rear garden is 120'+ with a south westerly facing aspect. Laid to lawn with established beds, shrubs and trees with a vegetable plot and wooden shed to the end. To the front is a paver driveway provides parking for three vehicles. You also have access to storage space through wooden garage doors. There is further potential to extend the living accommodation (STPP) as many others have done in the square. Second storey side extension, rear extension and loft conversions are all common additions.

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 £18,750 Stamp Duty payable upon completion.

Tenure

Freehold

Services

Mains gas, electric, water and drainage.

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 us and ask for Ben to arrange a viewing.

Disclaimer

TYNINGS, their clients and any joint agents 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.