Rokeby Lodge, 140 High Street, Bathford

Offered for sale with no onward chain, Rokeby Lodge is a detached Victorian property offering 224 sq.m / 2413 sq.ft of double fronted accommodation over two floors with the added benefit of a lower cellar floor with internal staircase.The property sits on a generous plot with a long driveway to its side widening to the rear leading to a double garage set back from the property. A substantial 143ft by 62ft south facing terraced rear garden offers panoramic views of the surrounding countryside. The property is perfectly habitable but would benefit from some modernisation and should appeal to those looking to put their own stamp on it.

An entrance porch leads to a wide entrance hallway with herringbone parquet flooring and stone staircase to the first floor. A bayed reception room to your left (currently used as a dining room) is presented with block parquet flooring and floor to ceiling double glazed bayed windows with original window shutters. To the right, a bayed sitting room also with floor to ceiling double glazed bayed windows and original window shutters opens into a second reception / dining area with French doors to the garden.

The kitchen to the rear includes integrated appliances and a Worcester gas boiler to the chimney opening. A utility room beyond the kitchen has a side door to the garden and leads to a shower room. There is a garden room to the rear of the hallway and an internal staircase from the back of the hallway that takes you to the lower floor cellars with good ceiling height.

The bathroom is accessed from the half landing on your way to the first floor where you will find four good sized double bedrooms and a single bedroom. The bayed front bedrooms offer a wonderful view towards Lower Shockerwick, Bannerdown and St Catherine.

Bathford is a thriving village with a real sense of community spirit. Local amenities include a village shop, an outstanding primary school, Avonvale Rugby Club and Bathford Cricket Club. Transport links include a regular bus service to and from Bath city centre and the village is well placed for access to the M4.

Browne's Folly, locally known as 'the Pepper Pot', is literally on the doorstep. Owned by the Avon Wildlife Trust, this 40 hectare site is perfect for walking the dog or taking the kids out for an adventure. Other nearby greenspaces include Solsbury Hill, Bathampton Meadows, the Kennet & Avon Canal and the Limestone Link walk connecting the Cotswolds to the Mendips with the pretty village of St Catherine along the route.

The village of Batheaston is within a mile offering a range of shops and amenities including a pharmacy, doctors surgery, vets, hairdressers, convenience store, dental surgery, fish and chip restaurant, public house and post office. With access to the Riven Avon from the village, you can enjoy walks to Bathampton or even along to the City Centre taking you to Sydney Gardens. Some local residents also Canoe and Kayak from the River at Batheaston.

AGENTS NOTE:

A 5 year treatment plan for Japanese Knotweed to the top right hand corner of the rear garden began in 2021. We hold a copy of this treatment programme on file and are able to share this with interested parties. A completion certificate and 10 year guarantee is projected to be issued by November 2025. It is worthy of note that in the surveyors professional opinion, the existence of the plants pose no risk whatsoever of causing damage to any part of the property and the real risk associated with the outbreak of Japanese Knotweed on the property is considered extremely low.

Entrance Porch
Fixed glazed windows to sides. Original Minton floor tiles. Double door to hallway with transom window over.

Hallway - 22'0" (6.71m) x 6'0" (1.83m)
Herringbone parquet flooring. Stone staircase with attractive banister and spindles. Radiator. Dado rails. Coved ceiling. Electric consumer unit.

Dining Room / Reception Room - 16'4" (4.98m) Into Bay x 13'3" (4.04m)
Block parquet flooring. Bayed floor to ceiling double glazed windows to front with original window shutters. Gas fireplace with slate hearth, marble surround and mantel. Radiator. Coved ceiling. Picture rails.

Sitting Room - 16'4" (4.98m) Into Bay x 13'3" (4.04m)
Bayed floor to ceiling double glazed windows to front with original window shutters. Gas fireplace with slate hearth, decorative surround and mantel. Picture rails. Coved ceiling. Wall light points. Radiator. Opening into second reception / dining area.

Reception / Dining Area - 12'0" (3.66m) x 12'0" (3.66m)
Double glazed French doors to rear garden. Alcove shelving and cupboards. Radiator. Coved ceiling. Picture rails.

Rear Lobby
Double glazed door to garden room. Tile effect vinyl floor. Door to cellar.

Garden Room - 10'0" (3.05m) x 7'0" (2.13m)
Double glazed rear windows. Fixed double glazed windows to sides. Double glazed door to rear garden. Wall light point.

Kitchen - 13'3" (4.04m) x 12'0" (3.66m)
Double glazed rear window. Tile effect vinyl flooring. Laminate worktops with one and a half bowl sink and drainer. Part tiled walls. Gas hob with stainless steel extractor over. Electric oven. Integrated slimline dishwasher. Fitted fridge. Fitted freezer. Kitchen cupboards, drawers and pull out pantry cupboard. Chimney opening with Worcester gas boiler. Door to utility.

Utility - 7'0" (2.13m) x 5'0" (1.52m)
Double glazed side window. Double glazed side door to rear garden. Vinyl tile effect flooring. Part tiled walls. Wall cupboards. Sink and drainer. Plumbing for washing machine. Door to shower room.

Shower Room - 7'1" (2.16m) x 5'3" (1.6m)
Double glazed side window. Tiled shower enclosure. LLWC. Hand basin. Radiator.

Landing - 16'8" (5.08m) x 6'0" (1.83m)
Wall panelling. Banister and spindles. Radiator. Picture rails. Dado rails. Ceiling loft hatch.

Bedroom 1 - 16'4" (4.98m) Into Bay x 13'0" (3.96m)
Bayed double glazed windows to front. Gas period fireplace with surround and mantel. Alcove cupboards. Picture rails. Radiator.

Bedroom 2 - 16'4" (4.98m) Into Bay x 12'9" (3.89m)
Bayed double glazed windows to front. Sealed fireplace with surround and mantel. Picture rails. Radiator.

Bedroom 3 - 13'0" (3.96m) x 12'0" (3.66m)
Double glazed rear window. Gas fireplace. Alcove cupboards and shelving. Picture rails. Radiator. Hand basin.

Bedroom 4 - 13'5" (4.09m) x 12'0" (3.66m)
Double glazed rear window. Gas fireplace with surround and mantel. Alcove cupboard. Picture rails. Radiator. Door to bedroom 2.

Bedroom 5 - 8'6" (2.59m) x 6'0" (1.83m)
Double glazed front window. Picture rails.

Bathroom - 10'8" (3.25m) x 7'3" (2.21m)
Two double glazed rear windows. Double glazed side window. Vinyl tile effect flooring. Tiled walls. Panelled bath. Vanity hand basin. LLWC. Shelving cupboard. Radiator.

Cellar - 29'9" (9.07m) Max x 11'9" (3.58m) Max
Subdivided into three interconnected spaces with openings. Stone floor. Two radiators. Power points.

Driveway / Off Road Parking - 78'0" (23.77m) x 27'0" (8.23m) Max
Situated to the left of the property accessed from Bathford Hill. Driveway with widening off road parking area to rear leading to a double garage.

Double Garage - 19'6" (5.94m) x 16'0" (4.88m)
Up and over door to front. Side window. Gabled roof with rafter storage. Power points. Light point.

Rear Garden - 143'0" (43.59m) Approx x 62'0" (18.9m) Max
Patio terraces with shrub beds and central steps to rear. Walls to side and rear. Fence, trees and shrubs to side. Gated side access. Access to off road parking area and driveway.

Front Garden - 44'0" (13.41m) x 20'0" (6.1m) Approx
Retaining wall and railings to front. Steps with handrails to patio terrace and side garden. Patio garden path to front entrance.

Side Garden - 31'7" (9.63m) x 10'0" (3.05m)
Patio garden path to rear with gated access to rear garden. Pea gravelled shrub bed with fencing to side.

Council Tax
Bath And North East Somerset Council, Band G

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.