Larkhall Place, Bath

Larkhall Place is an attractive terrace of predominately Georgian and Victorian properties in a wonderfully private position with south west gardens in the heart of Larkhall. The terrace enjoys a peaceful traffic free setting with pedestrian front access to both the walled garden and separate allotment style garden with garden office.

This impressive grade II listed Georgian townhouse was carefully restored and refurbished by the current owner in 2013 offering beautifully appointed and well balanced accommodation over three floors.

The open plan reception rooms are presented with stylish limed oak flooring, restored sash windows with working shutters and an attractive gas fired cast iron period fireplace to the sitting room. Retractable wooden framed glazed doors provide a versatile living arrangement that allows for separation as and when you wish whilst allowing light to flow front to back. Beyond the dining room, a wide opening leads into an extended kitchen also presented with limed oak flooring and quality silestone worktops. A modern shower room and spacious utility cupboard to the side of the kitchen completes the ground floor.

An elegant first floor landing includes an impressive sash rear window with built in bookshelves under and attractive banister with painted spindles. The main bedroom is presented with an attractive cast iron period fireplace, made to measure double doored wardrobes and cupboards along one of the side walls and three sash windows offering a wonderful outlook of the gardens with St Saviours Church in the distance. A well proportioned high quality bathroom includes a walk in double shower enclosure and a separate freestanding rolltop bath with centre mixer spray tap. Upstairs on the second floor there are three more bedrooms and a WC off the landing.

The orientation of the gardens are south west and level. The walled front garden provides a secluded space accessed directly from the property or from the front footpath off St Saviours Road opposite the co-op. The additional garden directly opposite the walled garden is accessed from the front footpath. This second garden is larger than the walled garden with an insulated garden studio / office to its rear that could be used as a work from home office or art studio. The garden studio has its own electric consumer unit and power points. This 'allotment' style garden also includes a garden shed, a variety of fruit trees, raised vegetable bed, raspberry border and an interspersed garden path from front to rear.

Larkhall is a unique place to live offering a wonderful lifestyle with its local independent amenities in the Square within two miles from the city centre. Its location to the north east of the city is surrounded by countryside and offers easy access to the M4.

Local green spaces include Alice Park with its cafe, tennis courts and skate park within half a mile. Little Solsbury Hill is within 2 miles and is fantastic for walking with its elevated views towards Bath. The local Rondo Theatre and the New Oriel Hall Community Centre have lots to offer and the city centre is a level walk past St Saviours Church and along the London Road into town. There is also the option of walking alongside the Kennet and Avon to Sydney Gardens. Local schools include St. Stephen's C of E, St Saviours Junior Schools and St. Marks Senior School as well as Kingswood and the Royal High School.

There are several popular pubs and there is a real sense of community culminating in an annual early May bank holiday Larkhall festival.

GROUND FLOOR

Entrance Hall - 25'10" (7.87m) Max x 6'3" (1.91m) Max
Limed oak flooring. Bespoke storage cupboards. Ceiling arch. Staircase with attractive oak banister and painted spindles. Understair cupboards. Partially glazed wooden door to kitchen. Door to dining room.

Reception Room - 15'4" (4.67m) x 13'4" (4.06m)
Two restored sash windows with working shutters. Limed oak flooring. Cast iron period gas fireplace with wooden surround and mantel and slate hearth. Arched alcoves. Ceiling cornice. Radiator. Partially glazed, retractable bifold wooden double doors to dining room.

Dining Room - 12'2" (3.71m) x 11'7" (3.53m)
Partially glazed, retractable bifold wooden double doors to reception room. Limed oak flooring. Built in double doored shelved cupboard to fireplace opening with built in alcove cupboards either side. Radiator. Wide opening to kitchen with shelved cupboards.

Kitchen - 14'8" (4.47m) x 11'8" (3.56m)
Double glazed wooden casement windows to rear. Two double glazed velux windows. Limed oak flooring. Silestone worktops with undermount stainless steel sinks and grooved drainer. Space for dual fuel range. Integrated dishwasher. Freestanding island. Radiator. Rear door to Larkhall Place. Wide opening to dining room with concealed shelved cupboards to the reveals. Doors to utility cupboard, shower room and entrance hallway.

Utility Cupboard - 4'9" (1.45m) x 3'4" (1.02m)
Countertop. Plumbing for washing machine. Shelving. Gas boiler. Electric meter and consumer unit.

Shower Room - 7'1" (2.16m) x 3'2" (0.97m)
Double glazed velux window. Tiled floor. Walk in shower with glass door. Ceramic hand basin with cupboard under. LLWC. Heated towel rail. Wall light point.

FIRST FLOOR

Landing - 11'8" (3.56m) x 6'4" (1.93m)
Staircase with attractive oak banister and painted spindles. Restored sash window to rear with built in bookshelves below. Radiator.

Bedroom 1 - 19'4" (5.89m) x 13'3" (4.04m)
Three restored sash windows to front. Cast iron period fireplace, marble surround and mantel and marble/stone hearth. Made to measure alcove bookshelves. Made to measure double doored wardrobes and cupboards. Ceiling cornice. Radiator.

Bathroom - 12'4" (3.76m) Max x 11'7" (3.53m)
Restored sash rear window. Painted floorboards. Freestanding rolltop bath with centre mixer spray taps and shower attachment. Glazed walk in double shower enclosure with tiled walls. LLWC. Hand basin. Heated towel rail. Alcove cupboards. Extractor fan. Radiator.

SECOND FLOOR

Second Floor Landing - 15'7" (4.75m) Max x 7'1" (2.16m) Max
Upper section of the sash window from the first floor landing. Attractive oak banister and painted spindles. Built in bookshelves to staircase wall.

Bedroom 2 - 13'2" (4.01m) x 11'5" (3.48m) To Alcove
Two restored sash front windows. Cast iron period fireplace with exposed Ashlar surround and mantel. Alcove cupboard.Alcove recess. Radiator.

Bedroom 3 - 12'4" (3.76m) Max x 11'7" (3.53m)
Restored sash rear window. Built in alcove cupboards. Radiator. Loft access ceiling hatch.

Bedroom 4 - 9'4" (2.84m) x 7'7" (2.31m)
Restored sash front window. Built in low level cupboards and bookshelves to side wall. Radiator. Loft access ceiling hatch.

WC - 4'6" (1.37m) x 2'9" (0.84m)
Double glazed velux window. Ceramic hand basin with cupboards under. LLWC. Extractor fan. Wall light point.

GARDENS

Front Garden - 48'0" (14.63m) x 19'5" (5.92m)
Walled and south facing with gated access to pedestrian footpath leading to an additional allotment style garden opposite. Patio seating area. Lawn. Garden path with established shrub beds and borders. Pear tree. Outside light. Water tap. External power sockets.

Allotment Garden - 72'0" (21.95m) x 19'7" (5.97m)
Walls to sides and wall and fence to rear. Interspersed garden path to rear. Garden shed. Apple tree, pear tree, two gooseberry trees and a plum tree. Raised vegetable bed. Raspberry border. Insulated garden studio / office and sun deck to rear with electric consumer unit and power points.

Garden Studio / Office - 12'6" (3.81m) x 12'6" (3.81m)
Casement windows to front and side with partially glazed wooden door to sun deck. Stripwood flooring. Workbench. Electrical consumer unit, power points and light point.

Council Tax
Bath And North East Somerset Council, Band E

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.