- Tucked away location in the heart of Larkhall
- Extended kitchen breakfast room
- Peaceful south facing garden
- Two reception rooms
- Three storey period property
- No onward chain
- Double glazed sash and casement windows to the front
- Utility room and separate WC
- Walled courtyard garden to rear
- Three bedrooms
A Victorian cottage of classic Bath stone, with three double bedrooms, two reception rooms, a craftsman-made extended kitchen and a south facing garden, tucked away just 200m from Bath's only surviving true village square, with its baker, grocer, butcher, chemist, florist, hairdresser, mini-supermarket, cafes, pubs, hardware store, post office, garage, bookshop even, its very own theatre! That's the magic of Larkhall.
The ground floor accommodation comprises a front sitting room with original ceiling mouldings, double-glazed sash window and a glazed tile open fireplace as a centre point. A full width dining room to the rear also includes a central glazed tile working fireplace. Next comes the extended kitchen breakfast room (by Emery & Co, founded 1947) with unique fittings hand-built from solid oak. Light flows from the double-glazed roof and large window: the perfect setting for family living. A utility room with that so-useful separate WC completes the ground floor, with a rear courtyard.
The first floor offers two double bedrooms and a bathroom. The full width bedroom to the front includes a period fireplace with alcove and ample storage. The bedroom to the rear is also a double, again with a large storage cupboard. Upstairs is a dormered bedroom to the front with panoramic views across Bath plus a very large storage space to the rear, with obvious potential for further conversion.
The good-sized south-facing garden is naturally very sunny; the elevated children's playhouse doubles as very useful storage for bikes and garden tools.
Larkhall is a unique place, offering a true village lifestyle within easy and level reach of the world-famous city centre via a beautiful walk along the Kennet and Avon Canal or using regular buses along London Road. There's an excellent children's play park with a grass football pitch, basketball/cricket equipment etc right across the quiet street to the rear of the house, while Alice Park with its full range of tennis courts, café, skate park etc is a 10 minute walk. For truly amazing views and a famously mysterious atmosphere, the prehistoric ramparts atop Little Solsbury Hill can be reached in a gentle 40-minute hike. 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.
No onward chain.
Entrance Hall
Mat-well. Floorboards. Ceiling cornice. Staircase.
Sitting Room - 11'5" (3.48m) Into Bay x 10'2" (3.1m)
Double glazed sash window to front. Floorboards. Open fireplace with glazed tiled surround, mantel and hearth. Radiator. Ceiling cornice.
Dining / Reception Room - 13'5" (4.09m) x 12'6" (3.81m)
Door opening and large window aperture to extended kitchen. Floorboards. Working open fireplace with glazed tile surround, mantel and hearth. Picture rails. Radiator. Understair storage cupboard.
Kitchen Breakfast Room - 13'3" (4.04m) x 7'3" (2.21m)
Double glazed pitched roof/ceiling to extension. Double glazed rear window. Ashlar window aperture to dining/reception room. Gas hob. Neff electric oven and oven/grill. Oak worktops with undermount ceramic sink. Built in oak shelving and open storage. Radiator. Door to utility.
Utility - 7'8" (2.34m) x 4'6" (1.37m)
Worktop with stainless steel sink. Plumbing for washing machine. Wall cupboards and shelves. Door to canopied rear porch with gated rear access and side opening to rear courtyard garden.
WC - 3'10" (1.17m) x 2'5" (0.74m)
Double glazed side window. LLWC. Corner hand basin. Gas boiler.
Canopied Rear Porch - 4'0" (1.22m) x 2'8" (0.81m)
Concrete floor. Rear door. Side opening to rear courtyard garden. Door to utility.
First Floor Landing
Open landing with staircases to ground and second floors. Doors to bathroom, bedroom 1 and bedroom 3.
Bedroom 1 - 13'6" (4.11m) x 11'5" (3.48m)
Double glazed sash window to front. Period fireplace. Alcove drawers, cupboard and hanging space. Above stair cupboard. Radiator.
Bedroom 3 - 10'1" (3.07m) x 7'2" (2.18m)
Double glazed rear window. Above stair cupboard. Radiator.
Second Floor Landing
Storage / eaves cupboard to rear. Opening into bedroom 2.
Bedroom 2 - 15'5" (4.7m) Max x 13'5" (4.09m) Max
Double glazed wooden casement windows to front. Radiator.
Front Garden - 27'5" (8.36m) x 14'0" (4.27m) Approx
Walls and fences to sides. Fence and gate to front. Lawn. Concrete garden path to front door and patio terrace. Pea shingle bed to front with childrens tree house. External light point.
Rear Courtyard Garden - 8'6" (2.59m) x 5'7" (1.7m)
Walled with window to extended kitchen breakfast room. Opening to canopied rear porch.
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.
