Rockliffe Road, Bath

An attractive Edwardian family home offering 1360 sq.ft of refurbished and beautifully presented accommodation over two floors including new double glazed sash windows, engineered oak flooring to the hallway and bayed sitting room with impressive kitchen dining room extension to the rear. Neatly landscaped rear garden with pleasant outlook towards the boating station in this popular Bathwick location.

A pretty front garden leads to an Ashlar arched open canopied porch and front door. The ground floor comprises of an entrance hall with staircase and understair storage cupboard leading to both the front bayed sitting room, middle reception room and the extended kitchen dining room. A brand new under warranty water softener was installed in the understair cupboard in 2025 and both the entrance hall and sitting room are presented with brand new engineered oak flooring. The middle reception room is presented with floorboards, fireplace opening and an original alcove glass cabinet.

The property has been significantly extended to the rear with the kitchen opening into a wider and naturally light dining room with its vaulted ceiling, velux windows, side window and double glazed wooden French doors to the rear garden. The flooring to the kitchen is tiled with electric underfloor heating that changes to a water based underfloor heating system to the engineered oak floor in the extension. The worktops in the kitchen are oak with a Smeg stainless steel double sink and drainer and a Britannia rangecooker. To the side of the kitchen, a utility room houses the 2024 installed gas boiler, plumbing for washing machine and a WC.

Upstairs, the main bedroom to the front spans the full width of the property with three front windows and period fireplace. The current owners have had Sharps made to measure wardrobes and cupboards fitted along the side wall and to the left hand alcove. Bedroom two is a good sized double with period fireplace and more Sharps made to measure wardrobes and cupboards to both alcoves. The third bedroom to the rear feels light and airy with its vaulted ceiling, velux window and rear window and is further complimented with Sharps floor to ceiling made to measure bookshelves and cupboards,

The bathroom ceiling has also been vaulted with velux and side window. This stylish bathroom is presented with honed travertine floor tiles, white panelled centre tap bath with shower over and a wall mounted hand basin.

The rear garden has been landscaped with a patio seating area off the extension with step down to a lawn with established shrub borders. This pretty garden offers a pleasant open outlook backing onto the garden and grounds of the Boating station.

Rockliffe Road is a peaceful location situated in the popular residential area of Bathwick and would suit anyone looking for the city centre living. Located between the parks at Sydney and Henrietta Gardens, Sydney Gardens re-opened in 2022 with stunning tennis courts and play parks adjacent to the modern coffee shop at the Holburne Musuem, Bath's first public art gallery, and easy access to the River Avon and Kennet & Avon Canal. From here, a short walk down the wide pavements of Great Pulteney Street leads to the city centre.

Bath Spa train station is just over a mile away and the area also offers great schooling options including Bathwick St Mary and King Edwards, both within half a mile. The local Boating Station has a brilliant restaurant and amenity shopping on Bathwick Street makes life easy. Both the Barley Mow and the Pulteney Arms are quality public houses offering a great atmosphere on rugby matchdays. Cleveland Pools, the UK's oldest lido, is within 350 metres.

The property benefits from residents parking and sits within the Residents Parking Zone (RPZ) 10.

AGENTS NOTES:

1. Our clients have made significant improvements to the property including the installation of brand new double glazed sash windows, engineered oak flooring to the hallway and bayed sitting room and Sharps made to measure wardrobes, cupboards and bookshelves to the bedrooms.

2. Planning permission approved (ref 25/02013/FUL) for the provision of a rear flat roof dormer as part of a dormered loft conversion.

Entrance Porch
Open canopied porch with transom window and original chequered floor tiles. Door to hallway.

Hallway - 23'6" (7.16m) Max x 5'5" (1.65m) Max
Coir entrance matwell. Engineered oak flooring. Pendant light point. Staircase with painted banister and spindles. Understair cupboard housing the 2025 installed water softener, electric consumer unit and electric meter. Coved ceiling. Wall mounted digital boiler thermostat. Alarm panel.

Sitting Room - 14'3" (4.34m) Max x 12'0" (3.66m)
Double glazed sash windows to front bay. Engineered oak flooring. Woodburning stove to fireplace. Alcoves. Radiator.

Reception Room - 12'5" (3.78m) x 10'0" (3.05m)
Double glazed sash rear window. Floorboards. Original alcove cabinet and cupboard. Alcove recess. Coved ceiling. Radiator.

Kitchen Dining Room - 31'0" (9.45m) Max x 12'8" (3.86m) Max
Floor tiles to kitchen with electric underfloor heating. Radiator. Oak worktops. Inset double sink and drainer. Britannia range cooker. Integrated dishwasher. Ceiling spotlights. Cream high gloss kitchen cupboards and drawers. Engineered oak flooring to dining room extension with water based underfloor heating. Radiator. Double glazed French doors to rear garden. Fixed double glazed side window. Two double glazed rear windows. Two double glazed velux windows to rear. Dimmable ceiling spotlights.

Utility / Cloakroom - 7'8" (2.34m) x 3'0" (0.91m)
Double glazed velux window to side. Floor tiles. Plumbing for washing machine. LLWC. Worcester gas boiler. Extractor fan. Ceiling spotlights.

Landing - 13'0" (3.96m) Max x 5'5" (1.65m) Max
Painted banister and spindles. Ceiling spotlights. Landing cupboard. Loft hatch with drop down ladder to ceiling.

Bedroom 1 - 16'0" (4.88m) x 12'0" (3.66m)
Three double glazed sash windows to front with made to measure shutters. Cast iron period fireplace. Sharps made to measure wardrobes and cupboards. Radiator.

Bedroom 2 - 13'0" (3.96m) x 10'0" (3.05m)
Double glazed sash window to rear. Period fireplace with Sharps made to measure alcove wardrobes and cupboards. Radiator.

Bedroom 3 - 11'10" (3.61m) x 9'6" (2.9m)
Double glazed sash window to rear. Double glazed velux side window. Sharps floor to ceiling made to measure bookshelves and cupboard. Ceiling spotlights. Radiator.

Bathroom - 7'6" (2.29m) x 6'3" (1.91m)
Double glazed side window. Double glazed velux side window. Tiled floor. Panelled centre tap bath with railed shower over. Wall mounted hand basin. Chrome heated towel rail. LLWC. Ceiling spotlights. Extractor fan.

Front Garden - 17'0" (5.18m) x 13'6" (4.11m)
Front wall. Side fence. Path to open front canopy porch with side railings. Gravelled bed. Shrubs. Tree to front left corner.

Rear Garden - 58'0" (17.68m) Approx x 16'6" (5.03m) Approx
Fencing to sides. Railings to rear. Patio seating area off the extension. Lawn. Patio and gravelled path to side return linking to a widening gravel bed to the side of the kitchen with outside water tap. Woodstore.

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.