Croft Road, Bath

An extended and meticulously refurbished 1930's semi on an elevated and generous corner plot with refurbished outbuilding and hard standing off road parking offering panoramic views over St Saviours Church in Larkhall and beyond.

Situated just above Larkhall in Fairfield Park, this edge of city location within a mile and a half of the city centre gives the best of both worlds with its semi rural outlook perfect for those looking for a balance between city life and countryside living.

Conveniently located for both Bath city centre and Larkhall village square, the scenic location is perfect for countryside walks towards Charlcombe, Woolley and Lansdown with straightforward M4 motorway access via Lansdown.

The amenities in Larkhall village are a 5 minute walk offering a range 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 also the Rondo theatre and the Oriel Hall offering Pilates and meditation classes.

Local schools include St Stephens primary school with both the Royal High and Kingswood independent schools within a mile. St Saviours junior and St Marks secondary schools are also within half a mile.

Built in 1932, this extended semi has been refurbished with an attentive eye for detail throughout offering light and bright living accommodation. Situated on a corner plot towards the Larkhall end of Croft Road, the gardens have been cleverly landscaped offering relaxing areas to catch the sun and take in the wonderfully panoramic views.

A canopied porch provides shelter from the elements from where you enter into a homely entrance hall with plenty of storage. Daylight floods the sitting room from its square bayed windows and a particularly nice feature of this room is the addition of an attractive Ashlar fireplace with log effect gas flame fire. The rear of the ground floor has been extended and redesigned into an open plan L-shaped kitchen dining utility room with two points of entry to the garden and a separate WC off the utility.

Upstairs, the first floor includes a bayed main bedroom to the front with built in storage and stunning views towards St Saviours church and Larkhall. Bedroom two is also a double with views of the garden and the allotments beyond and the third bedroom is a generous single that could be used as a work from home office space. The tastefully refurbished bathroom has been slightly widened with high quality fittings including a granite countertop vanity sink unit and an L-shaped bath with railed shower and fixed waterfall shower over.

The corner plot gardens have been thoughtfully landscaped, making the most of the views and the sun traps at various times throughout the day with steps up to the refurbished outbuilding. Currently used as an office, this insulated outbuilding with floor to ceiling glazing and glazed double doors offers a wonderful view of the hills in the distance.

The property also includes a hardstanding off road parking space to the side of the property accessed via an unadopted vehicle access lane.

AGENTS NOTES:

The current owner tells us that she had the property comprehensively refurbished in 2020 including the electrics, radiators and pipework and a breathable roofing membrane.

There are allotments beyond the rear boundary and the owner informs us that she has paid for the allotment directly to the rear of the property until May 2024.

Canopied Porch - 5'5" (1.65m) x 2'6" (0.76m)
Double glazed door and fixed double glazing units to entrance hall.

Entrance Hall - 12'1" (3.68m) x 5'5" (1.65m)
Double glazed front door with transom window over and fixed double glazing to sides. Staircase with handrail and painted banister and spindles. Meter cupboard. Understair cupboard with double glazed side window.

Sitting Room - 13'9" (4.19m) Into Bay x 11'3" (3.43m) Max
Bayed window with double glazed side window, fixed double glazing to front and side with fitted blind to front. Ashlar stone mantel, surround and hearth with Logik HE Stockton inset log effect gas fire with conventional flue from `Blazes` in Widcombe. Alcove shelving. Dimmer switch lighting. Picture rails. Coved ceiling. Radiator.

Kitchen/Dining/Utility - 18'0" (5.49m) Max x 17'1" (5.21m) Max
Double glazed side window. Double glazed French doors to rear garden from dining area. Double glazed velux window and double glazed door to rear garden from the utility area. Quickstep soft oak natural laminate flooring to kitchen. Oak worktops and breakfast bar with tiled splashbacks. Ceramic 1½ bowl sink and single drainer with filtered drinking water tap and water softener under. Freestanding `Stoves` electric double oven with gas hob and stainless steel extractor over. Fitted fridge freezer. Integrated slimline dishwasher. Plumbing for washing machine. Kitchen cupboards, drawers, wall cupboards and larder pull out cupboard. Gas boiler (2018 installation). Recessed open storage area. Two radiators. Dimmer switch pendant light to dining area. Ceiling recessed dimmer switch spotlights to kitchen area. Door to WC.

WC - 4'5" (1.35m) x 2'4" (0.71m)
Double glazed rear window. Wood effect laminate floor. Vanity sink unit. LLWC. Radiator.

Landing - 8'8" (2.64m) x 5'4" (1.63m)
Enlarged loft access hatch with Youngman ECO folding timber loft ladder. Picture rails. Painted banister and spindles.

Bedroom 1 - 14'4" (4.37m) Into Bay x 11'4" (3.45m) Max
Double glazed windows to bay with fitted white blackout blinds. Built in wardrobe with cupboards over to right hand alcove with built in shelf and cupboards over to left hand alcove. Picture rails. Radiator.

Bedroom 2 - 11'4" (3.45m) Max x 11'3" (3.43m) Max
Double glazed rear window with garden and allotment views. Radiator.

Bedroom 3 - 8'1" (2.46m) x 6'2" (1.88m)
Double glazed front window. Radiator.

Bathroom - 8'2" (2.49m) x 5'6" (1.68m)
Double glazed rear window. Ceiling recessed dimmer lights. Amtico designers choice keystone flooring. Part tiled walls. L-shaped bath with railed shower and fixed waterfall shower over. Glass shower screen door. Granite countertop vanity sink unit with oval countertop basin. Demist mirror with sensor light and shaver point. Heated towel rail. LLWC. Extractor fan.

Outbuilding - 20'3" (6.17m) x 7'7" (2.31m)
Insulated with fixed floor to ceiling double glazing unit to side with elevated and long view. Double glazed clerestory window to rear. Double glazed French doors to rear garden. Pine floorboards. `Rointe` electric heater. Fitted bookshelves to end wall. Power points. Ceiling recessed spotlights.

Front/Side/Rear Garden - 70'0" (21.34m) Max x 37'0" (11.28m) Max
Wall to front boundary with gate and steps up to front entrance. Fence to side boundary with gated side access to off road parking space. Hedge and fence to rear boundary. Plant and shrub beds and borders Lawn to side garden with Indian sandstone patio seating area, hedge and alpine style planting. Gravelled bed to rear garden leading to an Indian sandstone patio seating terrace with lattice style side fencing. Indian sandstone steps up to outbuilding and rear garden lawn. Outside wall lights to rear wall, outbuilding and front.

Off Road Parking
Hardstanding off road parking area to side with access via unadopted side access lane.

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.