Hansford Square, Bath

Hansford Square is a family suburb on the edge of Combe Down. Houses here are highly desirable as they offer large gardens, easy parking and space for even further expansion. It is also a great location for both primary and secondary schools. In addition, the pretty countryside down at Southstoke and Midford Valley is a big draw for walkers and a great place to find wonderful country pubs. The village at Combe Down and local Sainsbury's provide every convenience. The property is on the right side of the river for easy access to the train station.

This house is set on the side of the Square that has a brilliant aspect for sun in the garden. The house has had a fantastic side extension to create a spacious four bedroom home with open living space downstairs and a large and beautiful garden to the rear.

There is ample parking to the front with space for cars to park on the drive. The side extension utility affords access to the rear of the house. The entrance porch leads to the hallway where the solid wooden floors flow through the house. There is storage under the staircase and a useful downstairs WC.

The sitting room to the front benefits from a stylish gas fireplace with mantle and slate hearth and a bay window to the front. The rear of the house has been extended to create the kitchen diner that suits modern life. The doors and windows look out on the wonderful garden with a quality kitchen and granite worktops. There is room for a large table and sofas making it the perfect space to entertain and relax. There is a multi fuel burner to warm the winter evenings. The tri-fold doors with integral blinds that lead to the terrace will be open all summer long.

From the kitchen leading to the ground floor extension is a useful lobby area that provides room for a fridge freezer and a cupboard houses the water cylinder. There is room for more storage. This opens to the office that has doors to a courtyard and the garden at the rear and a full opening to the utility room to the front. The utility has a sink and base units, as well plumbing for washing machine and room for more appliances. It has 1.9m opening 40/60 double doors and was built to specifications that then allowed use as a garage, if required. The present owners also use it as a gym.

At the top of the stairs the landing has a loft hatch leading to the big attic which could be made into a large master suite after obtaining planning permission. There are four ample bedrooms with views of the garden from the rear, a bathroom and a shower room.

The rear garden has the wow factor where green fingers have carefully created an impressive landscape. The terrace to the rear of the house will be a hit all summer to enjoy al fresco lifestyle. There is a lovely pergola with jasmine and wisteria climbers. The lawn is lush and stretches out to the raised beds with a summer house and greenhouse. There is a useful shed at the rear.

Agents note - A new EPC has been ordered 12/11/24

Porch
Double glazed front door and side window. Tiled floor. Internal door to hall.

Hallway - 23'2" (7.06m) x 6'0" (1.83m) Max
Staircase with storage under. Meter cupboard. Recess lights. Wood flooring. Radiator.

Downstairs WC - 5'5" (1.65m) x 2'5" (0.74m)
LLWC. Hand basin. Tiled floor. Internal window to garage.

Sitting Room - 12'6" (3.81m) Into Bay x 12'4" (3.76m)
Double glazed bay window to front. Decorative gas fireplace with mantle and slate hearth. Cornice. Radiator.

Kitchen Dining Sitting Room - 24'2" (7.37m) Max x 18'2" (5.54m) Max
Tri-fold doors to garden terrace and double glazed windows to garden. Base and wall units with granite worktops with sink unit. Cooker hood. Integrated dishwasher. Separate dresser units to side with granite worktops. Wood floors. Radiator.

Opens to dining and sitting room area with multi fuel burner and slate hearth. Corniced. Door to hallway. Radiator.

Kitchen Lobby - 9'4" (2.84m) Max x 4'10" (1.47m) Max
Space for fridge/freezer. Recess lights. Tiled floors. Cupboard housing pressurised water tank. Door to office.

Office - 9'8" (2.95m) x 7'0" (2.13m)
Double glazed double doors opening to amall courtyard, leading to garden. Internal full width double doors opening to front utility/garage space. Recess lights. Upright radiator.

Utility - 13'4" (4.06m) x 9'6" (2.9m)
60/40 split doors to the front. Double sink with base units and worktops. Space for appliances. Plumbed for washing machine. Upright radiator. (The floor was built to regulations that then allowed for possible use as garage.)

Landing - 8'3" (2.51m) x 6'5" (1.96m)
Loft hatch with pull down ladder to large mostly boarded attic space with power and light. Recess lights. Sun tunnel.

Bedroom One - 12'4" (3.76m) Max x 12'1" (3.68m)
Double glazed bay to front. Coved. Radiator.

Bedroom Two - 12'9" (3.89m) x 12'4" (3.76m)
Double glazed window overlooking rear garden. Radiator.

Bedroom Three - 10'3" (3.12m) x 9'6" (2.9m)
Double glazed window to front. Built-in wardrobes. Radiator.

Bedroom Four - 9'2" (2.79m) x 8'3" (2.51m)
Double glazed window to garden. Radiator.

Shower Room - 9'8" (2.95m) x 7'0" (2.13m)
Double glazed window to front. Large shower. Hand basin. LLWC. Heated towel rail. Recess lights. Extractor fan. Tiled floor.

Bathroom - 6'5" (1.96m) x 5'9" (1.75m)
Double glazed window to rear. Bath with shower over and screen. Part tiled walls. Extractor fan. Heated towel rail. Large hand basin with storage under. LLWC. Cupboard housing boiler.

Front Garden
Low walls to front and side. Gravel driveway for cars. Raised bed. Tap.

Rear Garden - 165'0" (50.29m) x 35'0" (10.67m)
Enclosed by hedges, fences and walls to side and rear. Terrace to rear of house with lights. Pergola. Small courtyard area leading back to office with wood store and external light and power. Level lawns. Mature planting of shrubs and flowers. Raised beds.

Council Tax
Bath And North East Somerset Council, Band E

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.