Larkhall Place, Bath

This elegant period property is offered for sale in excellent condition throughout with beautifully landscaped gardens. Offered for sale with no onward chain, the property is conveniently located in the heart of Larkhall and part of the appeal of this property is that it feels like a world away from the hustle and bustle yet within a few hundred metres of Larkhall Square. A walled front garden measuring 45ft by 16ft is a lovely place to sit and relax with a variety of plants and trees and secluded seating areas leading to the front door.

A bayed front sitting room with sash windows and period gas fireplace opens into the dining room. The flow of the ground floor works really well with a full width kitchen breakfast room to the rear accessed from both the dining room and hallway. The kitchen breakfast room has an attractive fitted dresser along one side with fitted appliances and worktops to the other. A rear porch off the kitchen takes you to the back door of the property with a ground floor WC to its side.

Upstairs, the first floor comprises a roomy landing with stairs to the loft conversion. The main bedroom is on this floor spanning the full width of the property with sash windows, a built in double wardrobe, cupboard and a large bookshelf. Previously the bathroom, the third bedroom to the rear could be converted back to the bathroom as our clients inform us that the plumbing remains in place under the flooring. The bathroom itself is a very good size as this room was previously the second double bedroom. As a result, the bathroom easily accommodates a shower enclosure, separate bath and sink with stone countertop. The Vaillant gas boiler can be found in the bathroom, housed in the cupboard to the rear wall.

Stairs from the first floor lead to a second floor landing and loft converted bedroom. This bedroom has velux windows front and rear with views over the gardens towards St Saviours church to the front and towards Solsbury Hill to the rear.

In addition to the walled south west facing front garden, there is an allotment style garden beyond the public footpath. This pedestrianised approach to the terrace makes for a pleasant and peaceful setting that separates the front garden from the divorced allotment garden beyond. The divorced garden is even larger than the walled front garden measuring 84ft by almost 16ft. This garden has been beautifully landscaped with raised vegetable and herb beds, lawn, greenhouse and garden sheds.

Larkhall Place is a peaceful terrace tucked away in the heart of Larkhall enjoying a truly special traffic free location with pedestrian only front access and additional 'allotment style' gardens. Larkhall square is a thriving community offering excellent local amenities including a French bistro, hairdresser, pharmacy, butcher, greengrocer, cafes and a hardware store. Larkhall is one of the most sought-after locations in Bath offering an artisan village-lifestyle with a real sense of community. There are several popular pubs for an evening drink and every year the community organises a May festival.

Local green spaces include Alice Park with its cafe, tennis courts and skate park within half a mile. Little Solsbury Hill is within 2 miles and is fantastic for walking with its elevated views towards Bath. The local Rondo Theatre and the New Oriel Hall Community Centre have lots to offer and the city centre is a level walk past St Saviours Church and along the London Road into town. There is also the option of walking alongside the Kennet and Avon to Sydney Gardens. Local schools include St. Stephen's C of E, St Saviours Junior Schools and St. Marks Senior School as well as Kingswood and the Royal High School.

Offered for sale with no onward chain in the heart of Larkhall, viewings are strongly recommended.

Entrance - 4'8" (1.42m) x 3'4" (1.02m)
Front door with transom window over. Coved ceiling. Radiator. Partially glazed internal door to hall with transom window over.

Hall - 20'0" (6.1m) Max x 5'5" (1.65m) Max
Oak floorboards. Staircase with under stair cupboard. Coved ceiling. Concealed shelving cupboard. Radiator.

Kitchen Breakfast Room - 15'7" (4.75m) Max x 12'10" (3.91m) Max
Sash rear window with secondary glazing unit. Double glazed velux window. Floor tiles. Part tiling to walls. Oak worktops with one and a half bowl sink and drainer. Electric double oven/grill. Gas hob. Fixed kitchen dresser with oak worktop, shelving and glazed cupboards. Off white kitchen cupboards and drawers and glazed wall cupboard. Chimney aperture with shelved cupboards. Plumbing for slimline dishwasher. Glazed door to rear porch. Radiator. Intricate carved lattice style wooden double doors to dining room.

Dining Room - 12'7" (3.84m) x 9'9" (2.97m)
Oak floorboards. Alcove cabinets and chimney aperture cupboard. Intricate carved lattice style wooden double doors to kitchen breakfast room. Coved ceiling. Opening into bayed sitting room. Ceiling spotlights.

Sitting Room - 15'1" (4.6m) Into Bay x 11'10" (3.61m)
Bayed sash windows with housed radiators beneath. Period gas fireplace and slate hearth. Alcove cabinet. Coved ceiling and ceiling spotlights.

Rear Porch - 4'8" (1.42m) x 3'6" (1.07m)
Fixed double glazed window to rear. Tiled floor. Radiator and radiator shelf. External door to rear. Wall light point. Door to WC. Light to outside wall.

WC - 4'8" (1.42m) x 3'0" (0.91m)
Fixed double glazed window to rear. Floor tiles. LLWC. Wall mounted corner sink. Radiator. Extractor fan.

First Floor Landing - 12'8" (3.86m) x 5'4" (1.63m)
Staircase to loft conversion with attractive banister and spindles and under stair cupboard. Wall light points. Radiator.

Bedroom 1 - 15'9" (4.8m) x 12'9" (3.89m)
Two sash front windows with housed radiators under. Fitted bookshelf. Built in wardrobes and cupboards. Coved ceiling.

Bedroom 3 - 12'5" (3.78m) x 8'0" (2.44m)
Sash rear window. Wall light points. Airing cupboard. Radiator. Previously the bathroom with plumbing in place to be converted back into a bathroom if you wish.

Bathroom - 12'8" (3.86m) x 9'9" (2.97m)
Sash rear window. Tiled bath with centre taps. Shower enclosure with sliding glass door. Stone countertop with ceramic hand basin and cupboards under. Glazed wall tiles. Shelved boiler cupboard housing a Vaillant gas boiler (November 2021 installation). Wall light points. Coved ceiling and ceiling spotlights. Bidet. Radiator.

Second Floor Landing - 6'1" (1.85m) x 5'5" (1.65m)
Double glazed velux window. Eaves cupboard. Attractive banister and spindles with wall light points to stairs. Door to bedroom 2.

Bedroom 2 - 16'3" (4.95m) Into Bay x 12'7" (3.84m) Max
Double glazed velux windows. Eaves storage cupboards front and rear. Radiator.

Front Garden - 45'0" (13.72m) x 16'0" (4.88m)
Wall and trellis to sides. Pea gravel bed with landscaped flint stone and brick patio areas. Established wisteria to front wall. Mature acer tree and magnolia trees. Corkscrew hazel tree. Shrub and plant borders with secluded seating area to side. Water tap. Outside light. Gated access to pedestrian footpath leading to additional divorced allotment style garden opposite.

Additional Allotment Style Garden - 84'0" (25.6m) x 15'8" (4.78m)
Gated access from pedestrian footpath. Hedge to front. Fencing to side. Fan trained fruit tree boundary to side. Raised beds with patio access pathways. Lawn with interspaced stepping pavers. Greenhouse with electric socket. Raised fruit and herb beds to rear. Garden shed and store to rear.

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.