An extended five bedroom semi-detached family home. Immaculately presented and kept over the years but now offering the chance for a cosmetic refurbishment throughout. Large well stocked and tended rear garden, close to all local schooling and sold with no onward chain.

Description
A 1930's built five bedroom extended family home. Having been in the same family for more than 50 years it has clearly been a much loved and well kept family home. Immaculately presented and with services all regularly updated and serviced it now offers a great opportunity for a cosmetic refurb throughout. Potential to further extend by way of loft conversion or single/double storey extension to the rear as neighbouring properties have done. Sold with no onward chain.

Accommodation
You enter into the hallway which gives access to the sitting room, dining room, kitchen and WC. The sitting room is a light room with large bay window and exposed stone feature fireplace. The dining room is a good size and has sliding glazed doors opening up onto the sun room to the rear overlooking the garden. The sun room again has sliding doors opening onto the garden and a further door to the utility room. The kitchen is fitted with modern wall and floor units with worktop, inset sink drainer, induction hob with extractor and space for appliances. A door leads to the utility room which has floor units with worktop, space and plumbing for appliances and houses a recently installed boiler. Another door leads to the garden.

To the first floor you find four double bedrooms and a small single room or study. Bedroom two provides a wall of fitted cupboards and bedroom three offers an ensuite shower room with washbasin. The family bathroom is fitted with a walk-in shower cubicle, washbasin and WC. A bath could be re-fitted here as it was originally. There is further potential to extend by way of loft conversion from this level.

Integral Garage
Electrically operated door to the front. Extra insulation. Power and light. Built-in cupboards and worktops. Rear door to the garden.

Externally
The rear garden is an absolute delight and will suit family and keen gardeners alike. It has clearly been much loved and tended over the years. Fully stocked with beds of flowers such as Laurel Lavenders, Achillea, Bearded Iris, Delphiniums, Oxgloves, Chinese Anemones and Day Lilies to name just a few. Furthermore the fruit area is stocked with strawberries, gooseberries, blackcurrant, redcurrant and rhubarb with two further apple trees and a pear tree. To service all this you will find a greenhouse, numerous compost bins and water butts and large wooden built summer house. Outside to the rear of the house is a stone laid patio seating area which leads to a lawned area with path leading to the vegetable and fruit growing area to the rear. The front garden is also laid with similar beds of flowers and has a paver driveway with parking for two vehicles.

Location
A great location with easy access to all local schooling, amenities and supermarket and bus service to the university and city. A shade under two miles to the city centre and adjacent the Glasshouse cricket field.

Combe Down sits on a level ridge approximately 1.25 mile (2 km) to the south of Bath city centre. It sits at an altitude of 500ft and hence has always been renowned for its clean air quality with many moving from the city for this reason. The village is adjoined to the north by large areas of natural woodland with public footpaths offering stunning panoramic views overlooking the city and equally gratifying views of the Cotswold (AONB) valleys to the south.There is simply no other village like it on the outskirts of the city with such a wide range of local amenities and schooling. This makes it a very popular place for families and those looking for an area with a rural feeling but still within walking distance of the city. You will find every level of schooling in the local vicinity with three nurseries, two academy primary schools, Ralph Allen academy senior school and two independent schools in Prior Park and Monkton Combe, both with pre-prep, prep and senior schools. There is also Threeways School which provides for special education needs from ages 4 to 19 years.

Locally there is an abundance of amenities with doctor's surgery, Bath BMI Clinic, dentist, two pharmacies, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Co-op mini-markets. On the western edge of the village is a Tesco Express with petrol station and a large Sainsburys supermarket can also be found in neighbouring Odd Down. Nearby you will also find the excellent country club spa hotel Combe Grove Manor, which provides fine dining, gymnasium, spa treatments, swimming facilities and tennis courts both indoor and outdoor. There is also a new development being built in the village called Mulberry Park. An award winning development of 700 new homes and currently becoming one of Bath's finest, new residential communities. With a new primary school, children's nursery, cafe and state-of-the-art leisure and business facilities, with further amenities to follow, Mulberry Park will also build Bath's first new park for 100 years.The local bus service provides quarter hourly services during the day into the city. For the walkers among you Bath Spa station is a shade over 1.2 mile from the village and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes from the village itself.

Vendor's Notes
The central heating system was completely replaced in March 2021 and the boiler had a 5 year warranty. A 210ltr pressurised hot water tank had 10 year warranty, radiators had 10 year warranties all at date of installation. Serviced as required to maintain warranties. The heating is on two circuits with thermostat controllers for upstairs and downstairs so you can have the upstairs on differing time/temperature to the downstairs according to the needs of the house. Induction hob in the kitchen was new in Feb 2022.Cavity wall insulation and extra insulation in the garage.Loft boarded.Front dry stone wall was rebuilt 5 or 6 years ago.

Stamp Duty
There could be £22,250 Stamp Duty payable upon completion.

Council Tax
Band - D

EPC Rating
Band - C

Tenure
Freehold

Services
Mains gas, electric, water and drainage.

Viewings
This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact us and ask for Ben to arrange a viewing.

Disclaimer
TYNINGS, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Council Tax Band: E
Tenure: Freehold