Brooklyn Road, Bath

Offered for sale with no onward chain, this late Victorian 973 sq.ft/90.3 sq.m property offers well presented accommodation over two floors with a pleasant scenic view of the park to the rear.

Situated in this popular Larkhall location, the ground floor includes a front sitting room with oak flooring, attractive period gas flame fireplace and a double glazed sash window with made to measure window shutters. A full width dining room to the rear with another attractive gas flame period fireplace connects to both the kitchen and the gabled conservatory extension with an elevated view of the garden and park beyond. A utility lobby off the kitchen houses the Viessmann gas boiler (installed 9th May 2019) on one side with plumbing for a washing machine and vent for tumble dryer to the other. The bathroom off the utility lobby completes the ground floor and there is an en-suite shower room to the first floor.

Upstairs, there are two good sized double bedrooms with double glazed sash windows and made to measure shutters. The bedroom to the rear has a fantastic view of the park and includes a well finished en-suite shower room with tiled underfloor heating and a walk in wardrobe/cupboard. Both bedrooms include retained cast iron period fireplaces with cleaned Ashlar surrounds and chimney breasts adding to the authenticity of the property.

Outside, the low maintenance patio rear garden with secure gated access to the park includes established raised strawberry, raspberry, blackberry and blackcurrant beds. The north west orientation is great for afternoon and late day sun.

The property is located on Brooklyn Road in Larkhall within half a mile from Larkhall Square where you can find a great selection of independent shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, a Co-Operative supermarket and an independent bookshop. There is an active local Theatre (The Rondo) and the Oriel Hall offers a range of classes and workshops including Pilates & Meditation classes. There are several popular pubs for an evening drink and every year the community organises a May festival with a weekend of events.

The location is great for families with St Saviours infant and junior schools on separate sites within sight of each other. St Marks secondary school is a short walk away. The countryside is literally on your doorstep with scenic walks towards Charlcombe. Alice Park with its cafe, tennis courts and skate park is within half a mile with Little Solsbury Hill, the K&A Canal and Kensington Meadows all accessible for a change of scenery. You can get into Bath city centre by a regular bus service from Larkhall square.

Commuters for the M4 can easily get to the A46 which takes you up to Junction 18 of the motorway in under 10 miles.

Entrance - 15'0" (4.57m) x 3'2" (0.97m)
Engineered oak flooring. Ceiling cornice. Radiator. Staircase. Wall mounted electric consumer unit.

Sitting Room - 12'0" (3.66m) x 10'10" (3.3m) Max
Double glazed sash front window with made to measure shutters. Oak flooring. Cast iron gas flamed period fireplace with tiled hearth, Ashlar stone surround and mantel. Radiator.

Dining Room - 14'3" (4.34m) x 10'8" (3.25m)
Engineered oak flooring. Cast iron gas flamed period fireplace with tiled inserts and surround. Glazed double doors to conservatory. Understair cupboard. Ceiling cornice. Radiator.

Conservatory - 10'5" (3.18m) x 7'7" (2.31m)
Two double glazed rear windows and double glazed French doors to rear garden. Double glazed casement window to kitchen. Laminate flooring. Tiled sills. Wall light points.

Kitchen - 10'2" (3.1m) x 6'2" (1.88m)
Double glazed velux window to side. Double glazed casement window to conservatory. Tiled floor. Feature exposed Ashlar internal wall. Laminate worktops with one and a half bowl sink and drainer. Gas hob. Electric oven. Wall and base cupboards. Radiator. Door opening to utility lobby.

Utility Lobby - 6'2" (1.88m) x 2'7" (0.79m)
Tiled floor. Plumbing for washing machine. Vent for tumble dryer. Viessmann combination gas boiler. Door to bathroom.

Bathroom - 6'3" (1.91m) x 6'2" (1.88m)
Single glazed rear window. Tiled floor. Part tiled walls. Panelled bath. Hand basin. LLWC. Radiator. Heated towel rail. Countertop shelf and open shelving cupboards.

Bedroom 1 - 11'5" (3.48m) Max x 10'5" (3.18m)
Double glazed sash rear window with made to measure shutters. Cast iron period fireplace with exposed Ashlar stone chimney breast and wooden mantel. Walk in double doored wardrobe/cupboard. Door to en-suite shower room. Radiator.

En-Suite Shower Room - 7'9" (2.36m) x 3'6" (1.07m)
Tiled wood effect flooring with underfloor heating. Part tiled walls. Walk in shower enclosure with glazed double doors and railed Hansgrohe shower. Vanity handbasin. LLWC. Extractor fan. Granite countertop shelving. Fixed wall mirror.

Bedroom 2 - 14'8" (4.47m) Max x 11'10" (3.61m)
Double glazed sash front window with made to measure shutters. Cast iron period fireplace with stone hearth, Ashlar surround chimney stack and wooden mantel. Built in wardrobes and cupboards. Radiator. Loft access.

Front Garden - 14'2" (4.32m) x 10'7" (3.23m)
Wall and hedge to front and side. Wall and railings to side. GArden path to front door. Interspaced chequered patio / shrub beds. Climbing rose to front wall. Gas and electric box meters.

Rear Garden - 44'2" (13.46m) Max x 18'0" (5.49m) Max
Fencing to sides and rear with gated rear access. Patio with raised fruit borders (strawberries, raspberries, blackcurrants and blackberries). Garden shed. Tap.

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.