Price £800,000 - Available

  • Bayed Edwardian property
  • Two reception rooms
  • Impressive kitchen dining room extension with underfloor heating
  • Separate utility room/wc
  • Three bedrooms
  • Nicely presented throughout
  • Refurbished first floor bathroom
  • Landscaped rear garden with patio to lawn
  • Sought after Bathwick location
  • Great for schools with level walk to the city centre

An attractive Edwardian family home offering 1360 sq.ft of well presented accommodation over two floors with impressive kitchen dining room extension to the rear.

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. Both the entrance hall and sitting room are presented with painted white floorboards with fireplace opening to the sitting room. 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 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. Bedroom two is a good sized double with period fireplace and rear window. The third bedroom to the rear feels light and airy with its vaulted ceiling, velux window and rear window with garden and river view. 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.

Entrance Hall - 23'6" (7.16m) x 5'5" (1.65m)
Two clerestory fixed glazed windows to front. Painted floorboards with sunken matwell. Staircase to first floor with understair storage cupboard. Radiator. Coved ceiling.

Sitting Room - 14'3" (4.34m) Max x 12'0" (3.66m)
Double glazed bayed windows. Painted floorboards. Fireplace opening with granite hearth and space for woodburning stove. Radiator.

Reception Room - 12'5" (3.78m) x 10'0" (3.05m)
Double glazed rear window. Fireplace opening with original glass cabinet to side alcove. Floorboards. Radiator.

Kitchen Dining Room - 31'0" (9.45m) Max x 12'8" (3.86m)
Double glazed side window to kitchen. Door to utility WC. Tiled floor to kitchen with electric underfloor heating. Oak worktops to kitchen with stainless steel Smeg double sink and drainer. Integrated Siemens dishwasher. Cream glossy cupboards, drawers and wall cupboards. Britannia dual fuel rangecooker with matching brushed stainless steel splashback and extractor over. Engineered oak flooring to dining room extension with water based underfloor heating. Two double glazed rear windows, two double glazed velux rear windows, double glazed French doors to rear garden with fixed floor to ceiling double glazed windows either side and fixed double glazed window to side. Ceiling spotlights.

Utility WC - 7'8" (2.34m) x 3'0" (0.91m)
Double glazed velux window to side. Tiled floor. Part tiled walls. Plumbing for washing machine. LLWC. Granite countertop shelf. Vaillant gas boiler. Extractor fan.

Landing - 13'0" (3.96m) x 5'5" (1.65m)
Painted banister and spindles. Storage cupboard. Loft access ceiling hatch.

Bedroom 1 - 16'0" (4.88m) x 12'0" (3.66m)
Three double glazed front windows. Period fireplace, surround, mantel and hearth. Radiator.

Bedroom 2 - 13'0" (3.96m) x 10'0" (3.05m)
Double glazed rear window. Cast iron period fireplace, surround, mantel and hearth (painted white). Radiator.

Bedroom 3 - 11'10" (3.61m) x 9'6" (2.9m)
Double glazed velux side window and double glazed rear window. Radiator.

Bathroom - 7'6" (2.29m) x 6'3" (1.91m)
Double glazed velux side window. Fixed double glazed window to side. Honed travertine floor tiles. Part tiled walls. White panelled bath with centre tap and shower over. Wall mounted hand basin. Heated towel rail. LLWC. Extractor fan. Spotlights.

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.

Council Tax
Bath And North East Somerset Council, Band D

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.

Utility Supply Type
Electric Mains Supply
Gas Mains Supply
Water Mains Supply
Sewerage Mains Supply
Broadband FTTC
Telephone Landline

Other Items Description
Heating Gas Central Heating
Garden/Outside Space No
Parking No
Garage No

Broadband Coverage Highest Available Download Speed Highest Available Upload Speed
Standard 12 Mbps 1 Mbps
Superfast 35 Mbps 8 Mbps
Ultrafast 1000 Mbps 1000 Mbps

Mobile Coverage Indoor Voice Indoor Data Outdoor Voice Outdoor Data
EE Likely Likely Enhanced Enhanced
Three Enhanced Enhanced Enhanced Enhanced
O2 Enhanced Enhanced Enhanced Enhanced
Vodafone Enhanced Enhanced Enhanced Enhanced

Broadband and Mobile coverage information supplied by Ofcom.

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