Oriel Gardens, Bath

Oriel Gardens is a small quiet cul-de-sac conveniently positioned close to Alice Park within half a mile from Larkhall Square. This modern link detached property offers well presented accommodation over two floors with open plan ground floor living. Currently used as a work from home office, the garage was converted in 2012 offering additional habitable space accessed from the utility room to the side of the kitchen or from the retained garage store to the front. The kitchen and dining room are as one with double doors to the front sitting room with a Bath stone gas fireplace to the sitting room. The configuration allows for separate or open plan living with a garden room off the dining area to the rear garden.

The rear garden has two connected patio seating terraces that catches both the morning and late afternoon sun with lawned areas and a garden shed beyond. A roomy entrance hall and understair WC completes the ground floor with three double bedrooms and a family bathroom upstairs. Off road parking to the front includes a block paved driveway with ample parking for two to three cars with a retained garage store as part of the garage conversion.

Larkhall offers a range of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, farm shop, the 'Village' restaurant, a hardware shop, an independent bookshop, florist, hairdresser and a Co-Operative supermarket.

There is also a popular local theatre (The Rondo) offering an interesting 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 the location. There are several popular pubs and there is a real sense of community exemplified by an annual early May bank holiday Larkhall festival.

Alice Park with its cafe, tennis courts and skate park is literally on your doorstep with the option of a more elevated scenic walk up Little Solsbury Hill within 2 miles with its panoramic views towards Bath.

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.

City centre transport links include regular bus services from either the London Road or Larkhall Square and commuters for the M4 can easily get to the A46 via the Gloucester Road. You can also walk to Bath city centre via the London Road or via Grosvenor Bridge Road, which leads to Kensington Meadows (and Morrisons), or a footbridge with access to the Kennet & Avon canal. The canal path takes you east towards Bathampton and Bradford on Avon and west towards Sydney Gardens, the Holburne Museum and the city centre.

Entrance Hall - 15'2" (4.62m) x 6'4" (1.93m)
LVT wood effect flooring. Staircase with understair storage cupboards and WC. Coved ceiling.

Sitting Room - 15'1" (4.6m) x 13'8" (4.17m)
Double glazed bayed window to front. LVT wood effect flooring. Gas fireplace with Ashlar Bath stone surround, mantel and hearth. Partially glazed oak sliding doors to kitchen dining room. Radiator.

Kitchen Dining Room - 20'6" (6.25m) x 10'3" (3.12m)
Double glazed rear window. LVT tile effect flooring. Laminate wood effect worktop and breakfast bar with pendant light points over. One and a half bowl sink with drainer. Neff electric oven. Neff induction hob with extractor fan over. Toughened glass splashbacks. Integrated dishwasher. Kitchen cupboards and drawers. Double glazed French doors to garden room. Side door to utility room.

Garden Room - 9'8" (2.95m) x 9'8" (2.95m)
Double glazed side and rear windows. Double glazed door to rear garden. Laminate flooring. Radiator. Polycarbonate pitched roof.

Utility Room - 7'8" (2.34m) x 7'6" (2.29m)
Double glazed rear window. Double glazed door to rear garden. LVT tile effect flooring. Laminate worktop. Fitted fridge freezer. Plumbing for washing machine. Space for condenser dryer. Storage cupboard. Radiator. Partially glazed oak door to office / bedroom 4. Electric consumer unit.

Cloakroom - 4'10" (1.47m) x 2'5" (0.74m)
LVT wood effect flooring. LLWC. Hand basin. Extractor fan.

Office / Bedroom 4 - 12'6" (3.81m) x 7'9" (2.36m)
Digitally operated double glazed velux window with rain sensor. Radiator. Door to garage store. Partially glazed oak door to utility room.

Garage Store - 8'0" (2.44m) x 5'0" (1.52m)
Roller garage door. Electric and light points. Door to office/bedroom 4.

Landing - 13'7" (4.14m) x 2'9" (0.84m)
Fixed double glazed side window. Loft access ceiling hatch.

Bedroom 1 - 13'6" (4.11m) x 8'10" (2.69m)
Two double glazed rear windows. Built in double doored wardrobe. Built in double doored boiler cupboard/wardrobe. Two radiators.

Bedroom 2 - 13'3" (4.04m) Max x 9'9" (2.97m)
Double glazed front window. Two double doored built in wardrobes. Radiator.

Bedroom 3 - 13'3" (4.04m) Max x 10'5" (3.18m) Max
Double glazed front and side windows. Above stair storage cupboard. Radiator.

Bathroom - 8'10" (2.69m) x 6'7" (2.01m)
Double glazed rear window. Vinyl wood effect flooring. Panelled centre tap bath. Glazed shower enclosure. Part tiled walls. Wall mounted vanity hand basin. LLWC. Heated towel rail.

Rear Garden - 47'0" (14.33m) Approx x 29'0" (8.84m) Approx
Enclosed with fencing to sides and rear. Patio seating terraces. Lawns. Raised railway sleeper shrub beds and fixed railway sleeper bench seat. External double power socket. Tap. External light point. Garden shed.

Front Garden / Driveway Parking - 30'0" (9.14m) x 14'8" (4.47m)
Low level side boundary walls. Block paved with dropped kerb to road. Steps to underlit canopied porch. Garage door.

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.