Beaufort Place, Bath

Beaufort Place is a pretty terrace of listed Georgian properties in the heart of Larkhall. Offered for sale with no onward chain, this beautifully elegant three bedroom property with retained charm and character offers well appointed accommodation throughout. Situated on the corner of Beaufort Place with a wonderful view towards St Saviours church, the location is super convenient with Larkhall Square literally on your doorstep.

The front walled garden with established hedging leads to the original front door with canopied porch from where you enter into a long and widening hallway with wonderful stone staircase to the first floor.

The sitting and dining rooms offer naturally light, open plan living with sash windows front and rear. In addition to the sash windows, there is a wonderful Ashlar stone fireplace to the sitting room with alcove cupboards, ceiling cornice and dado rails to both rooms.

An authentic kitchen to the rear includes terracotta floor tiles, iroko worktops and wooden casement rear windows overlooking the garden. There is plumbing for both a washing machine and a dishwasher alongside kitchen cupboards and drawers with a side door to the garden.

A fully functioning wet room to the rear of the hallway completes the ground floor with an open walk in shower area with fixed overhead and railed showers alongside a WC, heated towel rails and hand basin with LED mirror over.

The stone staircase leads to a half landing with doors to bedroom three and the bathroom to the rear with the staircase continuing to the first floor landing with daylight from the velux window above. The main full width bedroom to the front with retained period fireplace and large sash window offers a fabulous view of St Saviours church. Bedrooms two and three are both doubles, both with retained period fireplaces with alcove cupboards to bedroom two and fitted bookshelves to bedroom three. A tastefully presented bathroom completes the first floor.

Externally, the walled front garden with its established privacy hedging includes a patio path to the front door with a plant and shrub bed. The walled rear garden includes a patio seating area with plant and shrub borders, outside light, water tap and a small ceanothus tree to the back left corner.

Larkhall Square is on your doorstep offering a range of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, Ma Cuisine French bistro style restaurant, a hardware shop, an independent bookshop and a Co-Operative supermarket.

There is also a popular local theatre (The Rondo) offering a variety of programmes including comedy, theatre and music. The New Oriel Hall community centre just off Larkhall Square offers classes, workshops and community groups adding to the popularity of Larkhall. The village comes together annually in May for the Larkhall festival with a weekend of events and celebrations.

One of the reasons Larkhall is so popular is the surrounding countryside including the pretty villages of Charlcombe, Woolley and Upper Swainswick. Alice Park with its cafe, tennis courts and skate park within half a mile and the Kennet and Avon Canal is accessible by footbridge from the nearby Kensington Meadows where you can walk or cycle into Bath via Sydney Gardens or head eastwards towards Bathampton and Bradford on Avon.

Transport links include a regular city centre bus service from Larkhall Square taking you to Bath Spa train station via Camden Road. Commuters for the M4 can easily get to the A46 taking you to Junction 18 of the motorway in under 10 miles.

Hallway - 22'7" (6.88m) Max x 5'8" (1.73m) Max
Coir matting to entrance with carpet beyond. Stone staircase to first floor with attractive banister and spindles. Radiator with shelf over. Ceiling cornice. Dado rails. Understair storage cupboard. Meter cupboard above the front door housing the electrical consumer unit and the gas/electric meters.

Sitting Room - 14'5" (4.39m) x 11'9" (3.58m)
Sash window to front. Open Ashlar fireplace, mantel and surround with inset cast iron gas flame fire. Arched alcoves with low level cupboards. Ceiling cornice. Radiator. Wide opening to dining room.

Dining Room - 12'2" (3.71m) x 11'2" (3.4m)
Sash window to rear. Shelved alcove cupboards. Coved ceiling and dado rails. Door to kitchen with fixed glazed clerestory window over. Radiator.

Kitchen - 15'4" (4.67m) x 7'8" (2.34m)
Wooden casement windows to rear with glazing bars. Side door and window to rear garden. Terracotta floor tiles. Part tiled walls. Iroko wood worktops with one and a half bowl sink and drainer. Gas hob. Eye level electric oven and grill. Wall cupboards. Base unit cupboards and drawers. Pantry cupboard. Broom cupboard. Gas boiler. Heated towel rail.

Wet Room - 11'0" (3.35m) x 6'7" (2.01m)
Double glazed casement rear window. Side window. Natural stone floor tiles. Tiled walls. Open walk in shower area with fixed overhead shower and railed shower. Hand basin with LED bathroom mirror over. Two wall mounted heated towel rails. LLWC. Extractor fan. Ceiling recessed downlights.

Landing - 11'2" (3.4m) x 5'9" (1.75m)
Velux window. Staircase to half landing and ground floor with attractive banister and spindles. Dado rails. Ceiling hatch to loft space with drop down ladder.

Bedroom 1 - 18'9" (5.72m) Max x 12'0" (3.66m)
Large sash window to front with attractive wrought iron balcony. Black cast iron period grilled fireplace with stone mantelpiece and surround. Alcove cupboards. Dado and picture rails. Radiator.

Bedroom 2 - 12'2" (3.71m) Max x 11'2" (3.4m)
Sash window to rear. Black cast iron period fireplace with stone surround and mantelpiece. Alcove cupboards. Radiator.

Bedroom 3 - 13'8" (4.17m) Max x 11'5" (3.48m) Max
Casement window to rear. Black cast iron period fireplace with mantelpiece. Fitted bookshelves. Radiator.

Bathroom - 11'2" (3.4m) Max x 5'8" (1.73m) Max
Double glazed window to side. Single glazed window to rear. Wood effect flooring. Part tiled walls. Panelled bath with shower mixer tap. Hand basin. LLWC. Shelved laundry cupboard. Small corner cupboard. Extractor fan.

Front Garden - 18'0" (5.49m) x 11'0" (3.35m)
Gated access with patio path to canopied front door. Wall and hedge to front with walls, hedges and trellis to sides. Established shrub and plant bed.

Rear Garden - 30'0" (9.14m) Max x 20'0" (6.1m) Max
Walls to rear and sides. Patio seating area with plant and shrub borders. Small tree. Outside light. Water tap.

Council Tax
Bath And North East Somerset Council, Band D

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.