Guide Price £465,000 - Under Offer


  • Beautifully appointed and remodelled property
  • Light and open plan ground floor living
  • Impressive kitchen dining room extension
  • Two generous double bedrooms (originally a 3 bed)
  • Refurbished first floor bathroom
  • Landscaped rear garden
  • Garage in a small rank
  • Convenient Lansdown location


Situated on the lower slopes of Lansdown within a mile and a half of the city centre, this location offers the best of both worlds with a scenic outlook perfect for those looking for a balance between city life and countryside living.

Its a downhill walk into the city with the option of a regular bus service and you are close to countryside here with walks towards Charlcombe, Woolley and Lansdown. The location to the north of the city allows for straightforward access to the M4 motorway.

Larkhall village is within a mile offering a range of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, a Co-Operative supermarket and an independent bookshop. There is also the Rondo theatre and the Oriel Hall offering Pilates and meditation classes.

Local schools include St Stephens primary and both the Royal High and Kingswood independent schools. St Saviours junior and St Marks secondary schools are within a mile.

Remodelled by the current owner from three bedrooms to a spacious two bedroom configuration, this contemporary property is beautifully presented throughout with a stunning kitchen extension to the rear in addition to a well appointed sitting room. The light and open plan extension has almost full width glazed bifolds that leads to a low maintenance rear garden with sundeck seating areas designed for relaxing and to take in the view towards Solsbury Hill. A utility/shower room forms part of the extension and completes the ground floor and there are two good sized double bedrooms upstairs, both with built in wardrobes and cupboards, alongside a modern bathroom.

Off road parking includes a garage in a small rank of garages to the rear with rear access footpath to the garden.

Entrance Porch - 5'8" (1.73m) x 4'7" (1.4m)
Coir doormat flooring. Slimline wall mounted electric panel heater. Double glazed front door and fixed double glazing to front. Glazed door to hall.

Hall
Amtico flooring. Staircase. Radiator. Door to sitting room.

Sitting Room - 18'2" (5.54m) Max x 13'9" (4.19m) Max
Double glazed front window. Amtico flooring. Attractive Ashlar stone hearth, mantel and surround with fitted gas fire. Under stair cupboard. Door to kitchen dining room.

Kitchen Dining Room - 17'0" (5.18m) Max x 16'4" (4.98m) Max
Two double glazed velux windows and bi-fold door to rear garden. Amtico flooring with underfloor heating. Composite worktops and splashbacks with undermount stainless steel sink. Glossy pale blue kitchen units. Electric oven. Gas hob with stainless steel extractor over. Integrated dishwasher. Fitted fridge freezer. Tall storage cupboards to side wall. Ceiling recessed downlights. Door to utility/shower room.

Utility / Shower Room - 6'9" (2.06m) x 6'3" (1.91m)
Amtico flooring with underfloor heating. Shower enclosure. Vanity hand basin and countertop. Plumbing for washing machine and space for dryer (stacked arrangement). LLWC. Extractor fan.

Landing - 11'8" (3.56m) Max x 6'5" (1.96m) Max
Ceiling hatch to loft. Boiler/storage cupboard. Doors to bedrooms and bathroom.

Bedroom 1 - 17'0" (5.18m) Max x 13'6" (4.11m) Max
Full width of the property with two double glazed front windows. Built in wardrobes and cupboard. Ceiling mounted spotlights. Radiator.

Bedroom 2 - 11'9" (3.58m) Max x 10'1" (3.07m) Max
Double glazed rear window. Built in wardrobes and cupboards. Radiator.

Bathroom - 6'4" (1.93m) Max x 5'4" (1.63m) Max
Double glazed rear window. Part tiled walls. Vinyl tile effect flooring. Panelled bath with shower over. Vanity unit hand basin. LLWC. Heated towel rail.

Front Garden - 18'0" (5.49m) Max x 16'0" (4.88m) Max
Hedges to front and side. Garden path to front door. Shrub beds.

Rear Garden - 30'0" (9.14m) Max x 18'0" (5.49m) Max
Sun deck seating terraces. Gravel bed. Raised plant and shrub beds to rear. Fence to side. Trees and shrubs. Path to rear with gated side access. Water tap. Wall lights.

Garage - 15'8" (4.78m) x 8'0" (2.44m)
Up and over door. Garage in a small rank of garages.



Council Tax
Bath And North East Somerset Council, Band C

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.


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Floor Plan
EER Chart

The Energy-Efficiency Rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.


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