Larkhall Place, Bath

This elegant Georgian end terrace townhouse is situated in a unique and peaceful setting in the heart of Larkhall surrounded by green space. You access the property by a tucked away footpath off Larkhall Square with an allotment style garden to one side and a walled garden approach to the other. This traffic free approach makes for a pleasant and peaceful setting that separates the front garden from the divorced allotment style garden beyond. Both gardens enjoy a sunny south west orientation with the allotment style garden the larger of the two measuring 75ft by 20ft.

The ground floor comprises two reception rooms with oak flooring to both and a period fireplace and large sash windows with shutters to the sitting room. Biifold doors separate the rooms allowing the living space to be either open plan or separate. Oak flooring continues into the extended kitchen breakfast room with double glazed ceiling and double glazed casement windows allowing for plenty of natural light.

Upstairs, the first floor landing leads to a full width main bedroom with three sash windows taking in the view of the gardens. The light to this room is good with its south west orientation. The first floor also includes a good sized bathroom with corner bath, shower enclosure, storage cupboard and boiler cupboard. Stairs continue to the second floor where you will find three further bedrooms and a wet room.

The walled garden is pleasant and secluded with a patio seating area with established espaliered Wisteria to the front wall. The rest of the walled garden comprises a lawn with established shrub beds and borders. The divorced allotment garden beyond the footpath offers plenty of space and its south westerly aspect makes it perfect for self sustainability. There is a large garden shed and greenhouse and lots of space to produce your own fruit and vegetables beyond. If you are a keen gardener, this really is a special set up with the neighbouring gardens creating a natural and healthy habitat.

Larkhall Place is a peaceful setting tucked away in the heart of Larkhall with the village square a stones throw away. Larkhall square offers 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. The Rondo Theatre and Oriel Hall are a short walk away with the Oriel Hall offering a range of classes and workshops including mum and baby toddler sessions and Pilates & Meditation classes. There are several popular pubs for an evening drink and every year the community organises a May festival.

This location is popular for families for its access to a range of well regarded state and private schooling, with many nurseries nearby. Part of the appeal of the location is its proximity to countryside walks Charlcombe, Wooley, Swainswick, Little Solsbury Hill, the K&A Canal and Kensington Meadows nearby. Alice Park with its cafe, tennis courts and skate park is within half a mile and Little Solsbury Hill offers wonderful elevated views towards Bath. Commuters for the M4 can easily get to the A46 which takes you up to Junction 18 of the motorway in under 10 miles.

Entrance - 4'6" (1.37m) Max x 3'0" (0.91m) Max
Oak flooring. Glazed door with transom window to hall. Coved ceiling.

Hall - 21'6" (6.55m) Max x 5'5" (1.65m) Max
Oak flooring. Staircase with exposed spindles and banister. Stained glass to kitchen. Radiator. Coved ceiling.

WC - 5'5" (1.65m) x 3'0" (0.91m)
LLWC. Hand basin. Radiator.

Sitting Room - 16'3" (4.95m) Into Bay x 13'5" (4.09m) Max
Two sash windows with folding window shutters to front. Oak flooring. Glazed door and bifold doors to dining room. Cast iron period fireplace with hearth, mantel and surround. Arched alcoves. Coved ceiling. Two radiators.

Dining Room - 14'0" (4.27m) x 11'0" (3.35m)
Oak flooring. Shelved chimney opening. Shelved alcoves. Glazed double doors to kitchen. Ceiling downlights. Coved ceiling. Two radiators.

Kitchen / Breakfast Room - 18'7" (5.66m) x 11'8" (3.56m)
Double glazed casement windows. Double glazed vaulted ceiling. Oak flooring. Pendant light points. Laminate worktops with one and a half bowl sink and drainer. Smeg range cooker with stainless steel extractor over. Integrated Miele dishwasher. Fitted fridge. Fitted freezer. Fitted kitchen cupboards, drawers and wall cupboards. Door to rear.

First Floor Landing - 11'0" (3.35m) x 5'6" (1.68m)
Large sash window to rear. Staircase with exposed banister and spindles to second floor.

Bedroom 1 - 18'6" (5.64m) Including Wardrobes x 13'3" (4.04m)
Three sash windows to front. Built in wardrobes and cupboards. Ceiling rose. Coved ceiling. Picture rails. Radiator.

Bathroom - 12'8" (3.86m) Max x 11'0" (3.35m) Max
Sash window to rear. Pine floorboards. Corner bath with retractable shower attachment. Shower enclosure. Tiled countertop with hand basin and cupboards under. Plumbing for washing machine. Boiler cupboard housing Vaillant gas boiler. Radiator. Coved ceiling.

Second Floor Landing - 11'0" (3.35m) Max x 10'6" (3.2m) Max
L shaped. Large sash window to rear. Staircase with exposed banister and spindles. Loft access ceiling hatch.

Bedroom 2 - 13'3" (4.04m) x 11'9" (3.58m)
Two sash windows to front. Chimney stack with alcove storage either side. Radiator.

Bedroom 3 - 13'3" (4.04m) x 8'1" (2.46m)
Sash window to front. Radiator.

Bedroom 4 - 11'0" (3.35m) Max x 10'0" (3.05m) Max
Sash window to rear. Chimney stack with alcove cupboards either side. Radiator.

Wet Room - 7'0" (2.13m) Max x 5'2" (1.57m) Max
Tiled floor. Walk in shower area to rear. Hand basin. Shaver point. LLWC. Chrome heated towel rail. Extractor fan.

Garden - 48'6" (14.78m) x 20'3" (6.17m)
Side walls with trellis. Fence and gate to rear. Water tap. Patio seating area with established espaliered Wisteria to front wall of the property. Lawn with palm tree. Raised bed to side with shrub border to the other.

Additional Private Garden - 75'0" (22.86m) x 20'3" (6.17m)
Red brick wall to side with palisade fence to rear. Fence posts with tension wire to side boundary. Patio garden path to lawn with shrub beds to side. Patio to greenhouse and large garden shed. Tree. Shrubs. Wall with gate to footpath between both gardens.

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.