A charming and spacious three double bedroom semi-detached period home in a highly desired village location. Immaculately presented throughout and retaining many period features. Potential to extend subject to the necessary permissions.

Description
Williamstowe properties are located in the heart of Combe Down village and were commissioned to be built in 1884 by the widow of Rev. W Williamson to provide comfortable homes for Combe Down's working men. You approach Lucy Cottage through a wooden gate and across paved courtyard garden to the front door. Once inside the entrance hallway leads you into the dining room. The dining room provides access to the utility, storage cupboard, kitchen and stairs to the first floor. A good size room for dining and entertaining with tiled floor and underfloor heating. The utility room provides space for washing machine and dryer and has a WC and washbasin. The kitchen has been opened up onto the dining room and is equipped with modern wall and floor units with integrated appliances. From the kitchen you have access to the very comfortable snug with glazed doors opening onto the garden. The snug is also opened up onto the sitting room with feature fireplace and bay window with shutters overlooking the garden. Stairs from the dining room lead you to the first floor landing with access to three double bedrooms and a shower room. Bedroom two provides a luxurious bathroom/wetroom ensuite with floor to ceiling tiling. Stairs lead from the landing to the loft room with Velux window overlooking the garden. Externally the south facing garden is a low maintenance affair with synthetic turf and stone slab patio area. To the rear is a wooden gate which leads to a pathway which is exclusive to Williamstowe residents. To the rear of the property is a private courtyard area which has a stone built shed and a hot tub. Outside of the wooden entrance gate, opposite the house, is a very large stone built garage/workshop which is currently used as a gym. Further parking for two vehicles is provided in front of the garage. A charming and spacious family home in a highly desired location which has potential to further extend subject to the necessary permissions.

Location
This property is located on the southern slopes of the city of Bath in 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. Combe Down Surgery has been rated as outstanding in the latest Care Quality Commission (CQC) inspection, the only surgery in Bath to have this rating. 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. Every level of schooling can be found in the local vicinity with three nurseries, Academy primary school, Ralph Allen senior school and three independent schools in Prior Park, Monkton Combe and Paragon. Nearby you will also find the excellent country club Combe Grove Manor, which provides fine dining, gymnasium, swimming facilities, golf range and tennis courts. The local bus service is in close proximity providing half hourly services into the city. For the walkers amongst you Bath Spa station is a shade over 1 mile from the property and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes from the village itself.

Entrance Porch/ Hallway
Tiled floor throughout with under floor heating, wall mounted intruder alarm, double glazed windows with shutters to the front and side aspects, wall mounted thermostat, spot lights, open access to the dining room, kitchen and utility room.

Dining Room
Tiled floor throughout with underfloor heating, two radiators, spot lights with dimmer control, gas coal effect fire place with marble hearth and bath stone fire surround, large under stairs storage cupboard, access to the first floor accommodation, door leading to the utility room.

Utility
Spacious utility with plumbing for a washing machine and space for a tumble dryer, low level w.c, wash hand basin, wall mounted Worcester combi boiler, radiator, spot lights, extractor fan, solid oak door, double glazed window with fitted shutters.

Kitchen
Tiled floor with underfloor heating throughout. uPVC double glazed sash window to rear and side aspect. Modern wall and floor units with integrated appliances and granite worktop. Shelving and breakfast bar. Access to snug and opened up onto the dining room.

Snug
Neutral carpet throughout, full length double glazed doors opening into the rear garden, radiator, spot lights.

Sitting Room
Neutral carpet, radiator, double glazed bay sash windows overlooking the rear garden and fitted with shutters, gas coal effect cast iron fire place with wooden surround and slate hearth, television point, spot lights with dimmer control.

First Floor

First Floor Landing
Access to three double bedrooms one with en-suite, family bathroom and further access to the loft room.

Bedroom One
Situated to the rear of the property with double glazed bay sash windows fitted with shutters, fitted window seat with storage, feature cast iron fireplace with wooden surround, radiator, spot lights, built in wardrobe to the alcove, television point.

Bedroom Two
Neutral carpet throughout, double glazed sash window to the front aspect fitted with shutters, television point, integrated storage cupboard, radiator, spot lights with dimmer control, access to the wet room.

Ensuite Bathroom
Underfloor heating throughout, fitted with a white suite which includes a bath with overhead shower attachment. To the side of the bath you will find a rainfall shower, designer wash hand basin, low level; w.c, fitted mirror with lighting, chrome ladder radiator, spot lights, opaque double glazed sash window to the side aspect, extractor fan.

Bedroom Three
Neutral carpet throughout, radiator, two double glazed sash windows to the rear aspect with fitted shutters, spot lights.

Wet Room
Fitted with a rain fall shower with further shower attachment, fitted glass shower screen, low level w.c, wash hand basin with fitted mirror over, extractor fan, spot lights, double glazed sash window to the side aspect, chrome ladder radiator.

Loft Room
Velux roof light. Power and light. Carpeted.

Externally

Courtyard Garden
Laid with stone slabs. Access to the house, side access to rear garden, wooden gate to garage. Stone built store room with tiled pitched roof, double glazed uPVC door and window. Outdoor tap.

Rear Garden
Stone slab patio seating area. Artificial turf lawn. Wooden gated access to residents footpath.

Garage
Large stone built garage with tiled pitched roof. Electric up and over door. uPVC double glazed window and door. Power and striplights.

Tenure
Freehold

Planning Approval
Planning permission has been granted for change of use of the garage to potentially provide separate annex accommodation.BANES Planning Portal: Planning Application Reference: 23/01118/VAR

Services
Mains gas, electric, water and drainage.

Broadband
Standard broadband available up to 17Mb(Estimated 17Mb) Fibre optic broadband available up to 76Mb

Stamp Duty
There could be £26,250 Stamp Duty payable upon completion.

Council Tax
Band - E

EPC Rating
Band - D

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 Nicola Purnell 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