Hill View Road, Bath

A solid 1930's semi detached family home offering well presented and homely accommodation with beautifully tended gardens. A mostly lawned front garden takes you to a canopied front door. This garden includes a pruned bay tree central to the property with a 'Harry Lauder' hazel tree to its side. Being a semi, there is useful side gated access that takes you to the rear garden.

The ground floor comprises of a welcoming entrance hall with doors to both the bayed front sitting room and a kitchen dining room with additional sun room to the rear. This open plan kitchen dining space is great for entertaining and family gatherings. There is a useful pantry cupboard accessed from the kitchen that stretches underneath the staircase to the first floor. Glazed double doors to the sun room adds to the appeal of the property and could be used as a play room for kids, an office space or for storage.

The first floor includes a bayed main bedroom to the front with pleasant green hillside views, a second double bedroom overlooking the rear garden alongside the third bedroom which is a small double or large single depending on your disposition. A family bathroom with shower over a bath completes the accommodation.

The wonderful terraced rear garden has been carefully landscaped over the past 30 years. Starting with a patio seating area off the kitchen, steps lead past an alpine garden bed with a pond taking you up to another more elevated part patio part lawned seating area to enjoy a bit more light and sun. To the rear, there is a very productive vegetable and fruit garden with a large shed come workshop to the very back parallel to the rear gate.

The current owners planted pear and apple trees to both of the side boundaries when they moved into the property approximately 30 years ago. These have been 'fan trained' over time and now form an integral part of this wonderful garden alongside a very vigorous grape-vine.

Hill View Road is located in Larkhall surrounded by countryside. Larkhall village square is a short downhill walk offering a range of shops and cafes including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, a Co-Operative supermarket and an independent bookshop. There is also the Rondo Theatre and the Oriel Hall offering 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.

Entrance Hall - 10'7" (3.23m) x 5'4" (1.63m)
Composite double glazed front door with fixed double glazing unit. Staircase. Radiator. Power point.

Sitting Room - 11'7" (3.53m) Into Bay x 10'2" (3.1m)
Double glazed bow bayed windows to front with fitted blinds. Radiator. Power points. TV point.

Kitchen Dining Room - 17'7" (5.36m) Max x 14'6" (4.42m) Max
Double glazed windows to side and rear. Oak flooring. Laminate worktops with single drainer single bowl inset sink unit. Oak cupboards and drawers. Plumbing for washing machine. Electric oven and grill with electric hob and stainless steel extractor over. Gas fireplace with mantel and surround. Alcove cupboards. Double glazed doors to sun room. Viessmann combination gas boiler. Part tiled walls, Pantry cupboard. Vertical column radiator.

Sun Room - 11'1" (3.38m) x 7'5" (2.26m)
Double glazed side door to rear garden. Double glazed side and rear windows with fitted blinds. Pitched double glazed ceiling. Pine floorboards. Power points.

Landing - 7'2" (2.18m) x 5'7" (1.7m)
Double glazed window to side. Loft access hatch.

Bedroom 1 - 11'7" (3.53m) Into Bay x 10'3" (3.12m)
Double glazed bow bayed windows to front. Built in cupboard. Picture rails. Radiator. Power points.

Bedroom 2 - 11'5" (3.48m) x 10'3" (3.12m)
Double glazed window to rear. Built in double doored wardrobe with cupboards over. Picture rails. Radiator. Power points. TV point.

Bedroom 3 - 8'4" (2.54m) x 7'4" (2.24m)
Double glazed window to rear. Radiator. Power points.

Bathroom - 5'9" (1.75m) x 5'7" (1.7m)
Opaque double glazed front window. Laminate flooring. Panelled bath with shower over. Part tiled walls. LLWC. Hand basin. Heated towel rail.

Front Garden - 23'0" (7.01m) x 23'0" (7.01m)
Steps and patio path to canopied front door with hand rail to side boundary. Front retaining wall. Lawn with side and front shrub borders. `Harry Lauder` hazel tree. Bay tree. Outside light. Gated side return to rear garden.

Rear Garden - 68'0" (20.73m) x 22'0" (6.71m)
Terraced with steps and path to rear. Lower patio seating terrace off kitchen dining room with alpine bed dividing the middle lawn and patio seating area. Vegetable and fruit garden to rear alongside greenhouse. Trained pear and apple trees to side boundaries. Grape vine to side trellis. Garden shed/workshop to rear boundary. Fencing to side and rear. Side wall. Gated rear access with gated side return with water tap to front.

Council Tax
Bath And North East Somerset Council, Band D

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.