A deceptively spacious 1920's built four bedroom family home. Set on a 0.2 acre plot at the end of a peaceful cul-de-sac it is immaculately presented throughout. Close to the University and Wessex Water HQ with easy access to an array of local schooling, amenities, National Trust woodland and bus service to the city.

Description
A very spacious four bedroom semi-detached family home. Built in the 1920's it sits on a 0.2 acre plot towards the end of this private cul-de-sac. Surrounded by National Trust woodland it is a very peaceful setting further enhanced by beautiful established and well stocked gardens.The accommodation is deceptively spacious at 2,616 Sq.Ft and immaculately presented throughout retaining many period features with high ceilings and feature fireplaces. The open plan kitchen diner with family room opening up onto the garden is a real selling point and will appeal greatly to those who enjoy entertaining. All bedrooms are of a good size with two providing ensuite shower rooms. Externally the gardens are beautiful and clearly much loved and well tended providing ample space for children and seating space for dining. To the front you find driveway parking and a good size garage for storage.

Accommodation

Entrance Hallway One
Limestone flooring, Bisque radiator, double glazed window to front elevation.

Entrance Hallway Two
Enclosed entrance porch with half glazed internal. Oak flooring, overhead meter cupboard, radiator and stairs rising to first floor.

Cloakroom
Limestone flooring, fuse box, spotlighting, coat hanging area.

WC
White close coupled WC with concealed cistern, wash hand basin with mixer tap, Limestone flooring, extractor fan and spotlighting.

Study
Fitted bookcase and cupboards to one wall, fitted shaped desk unit, telephone point, radiator, Oak flooring, spotlighting, double glazed windows to side and front elevations.

Family Room
Limestone flooring with underfloor heating, three wall lightpoints, TV aerial point, built in wiring for sound system to living room, floor-to-ceiling glazing on one elevation with double, glazed French doors opening out onto garden.

Kitchen
Custom-made handcrafted quality kitchen with one and a half bowl ceramic sink unit with mixer tap and cupboard beneath. Further range of matching Maple wall and floor units with solid Maple timber work surfaces, built in Zanussi dishwasher, fitted integrated fridge, gas cooker point set into recess with extractor hood above, concealed lighting, central island unit with slate worksurface and cupboard and drawers beneath with wine rack. Bisque Radiator, spotlighting, timber flooring, double glazed windows to rear elevation. Double French doors opening out onto garden.

Utility Room
Single drainer stainless steel sink unit with mixer tap, cupboards beneath, further matching wall and floor cupboards, timber work surfaces, water softener plumbing for washing machine and tumble dryer, extractor fan, Oak flooring, spotlighting.

Sitting Room
Feature cast iron open fireplace with tiled slips and timber mantle and surround. Cupboards and shelving built into sides of chimney breast, TV aerial point, radiator, picture rail, Oak flooring, corniced ceiling, triple sashed bay window to front elevation.

First Floor Landing
Bisque radiator, built in walk in airing cupboard with Heatrae Sadia Megaflow pressurised tank and slatted shelving. Vailant gas central heating boiler with programmer and timer.

Bedroom One
Bisque radiator, Oak flooring, exposed ceiling timber, built in deep shelved cupboard, double glazed windows to front and side elevations, TV aerial point.

Ensuite Shower-Room
Tiled shower cubicle with wall mounted controls, close coupled WC with concealed cistern, wash hand basin with mixer tap, built in double cupboard above WC with mirrored doors, radiator/towel rail, Oak flooring, spotlighting, double glazed window to rear elevation.

Bedroom Two
Cast iron fireplace with tiled slips and timber surround, Bisque radiator, picture rail, two sash windows to front elevation, telephone point.

Bedroom Four
Cast iron fireplace and grate, Bisque radiator, picture rail.

Bathroom
White suite comprising Bette bath with mixer tap and shower attachment, close coupled WC with concealed cistern, double mirrored cupboards above. Vanity wash hand basin set into Limestone worksurface with mixer tap and cupboard beneath. Separate tiled double shower cubicle with wall mounted controls, radiator/towel rail, radiator, spotlighting, sash window to rear elevation.

Second Floor

Bedroom Three
Radiator, range of floor cupboards with timber worksurface, two Velux windows to rear elevation, sash window to side elevation, telephone point.

Ensuite Shower-Room
White corner tiled shower cubicle with Mira shower unit, close coupled WC, wash hand basin, fitted cupboards and shelving with timber worksurface, heated towel rail, extractor fan, spotlighting.

Externally

Garage
Timber construction, double doors to front and personal door to side. Adjoining the garage to the rear is useful lockup storage shed.

Gardens
The property sits on a 0.2 acre plot and benefits from attractive private and mature gardens which have an easterly aspect. Stocked with an abundance of plants, trees and shrubs. Immediately behind the house there is a paved patio with steps down to a stone shingle pathway with various flowerbeds and a paved patio seating area to one side with timber Pergola. The pathway leads down to a large expanse of lawn with flower and herbaceous borders.To the side of the house is a pedestrian wrought iron gate which leads around to the front where there is an attractively laid out garden with stone shingle driveway and pathways with inset flowerbed borders.

Location
This property is well positioned for Ralph Allen School, Monkton Combe School, King Edward's and Prior Park School. Whilst also conveniently located for The University Of Bath, Wessex Water and Combe Grove Manor Spa Hotel.The property is situated half a mile to the east of the highly desired village of Combe Down. Combe Down's rewarding valley top position provides stunning panoramic views of the city to the north with equally gratifying views of the Cotswold valleys to the south. The surrounding area cultivates ancient woodland which is the home of unique and local flora and fauna. The village itself has a very high sense of community spirit and self sufficiency. With local amenities providing every level of schooling and childcare, dentists, pharmacies and 'outstanding' surgery. Also within the village there is a highly reputed car garage, award winning delicatessen, hair salon, beauty therapist, bakery, and Co-op mini-market. Locally a Tesco Express with petrol station and a large Sainsburys supermarket can also be found within 2 miles. Every level of schooling is provided in the local vicinity with three nurseries, two primary schools, Ralph Allen senior school and four independent schools in Prior Park, Monkton Combe, King Edward's and Paragon. Nearby you will also find the excellent country club Combe Grove Manor, which provides fine dining, gymnasium, swimming facilities and tennis courts. The local bus service is in close proximity providing half hourly services into the city. For the walkers among you Bath Spa station is approx. 2 miles from the property and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' literally across the road. The location of this property will certainly suit anyone with links to the nearby University or Wessex Water. The University is 0.9 mile by road or 0.8 mile following the Bath Skyline route on foot or by bike across open fields.

Bus Service
As the owner of this property you will be entitled to a free bus pass for the Wessex Water bus service to and from the city. This service runs every 20 minutes during the day.

Services
Mains gas, electric, water and drainage.

Tenure
Freehold

Stamp Duty
There could be £76,250 Stamp Duty payable upon completion.

Council Tax
Band - F

EPC Rating
Band - E

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 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: F
Tenure: Freehold