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" An ideally located four bedroom semi-detached property. Situated in an elevated position, the views of the city and beyond are quite something.Currently well presented throughout but still affording further potential to extend, subject to the necessary permissions.

Description
You approach this property through a low stone wall and down two steps to the entrance. Once inside you find a nice size hallway with doors to the kitchen, two reception rooms, lower ground floor and stairs to the first floor. The kitchen has recently been installed and provides all the services that the modern kitchen requires. With a rear aspect the sink unit has been superbly located to provide access to those views. Both reception rooms are of a good size and both have feature fireplaces. How these rooms might be used will probably be determined by their aspect with one front facing and the larger of the two with that rear aspect. This particular room has a nice bay window which provides simply stunning views of the city and vista beyond.On the first floor you find a single room and two good size double bedrooms. As on the ground floor one is front aspect and the other rear aspect. The larger rear aspect bedroom also contains another bay window with the same stunning, but slightly more elevated, views. The family bathroom on this level has also been recently installed and provides modern sink unit, WC and large bath with shower and glass enclosure. There is also loft access from the landing and we are advised that the loft is of an ample size and could suit conversion to a further bedroom with ensuite subject to the necessary permissions.Back to the entrance hallway and you find a door to the lower ground floor. A stair ladder provides this access and this is an area that could be looked at to adapt and install a suitable staircase to this level. Once down you find a utility area with plumbing for washing machine. Here too is the guest bedroom which houses a shower cubicle and has access to a large undercroft. The vendor advises that this area could be dug out and you could significantly increase the floor area at this level as it is the same ceiling height as the rooms. You will also find a separate WC and side access to the rear garden. So it could in fact also be considered a self contained flat of sorts with the installation of cooking facilities.Outside the garden has been landscaped with three tiers. Again depending on your plans the top tier could be utilised as a veranda if you were to reconfigure internally and install bi-folding doors out on to it. You could then entertain some alfresco dining whilst enjoying the views. As it is the garden is laid with chipped stones and stone slabs and is stocked with flowers and established shrubs. Stone steps lead back to the house and allow side access to the front.

Location
Situated in an elevated position which offers wide ranging views of the city and beyond. The property is almost equidistant between Bear Flat and Combe Down with both providing an abundance of amenities. Local leisure facilities are provided by Entry Hill golf course, Odd Down playing fields with it's cycle track and the gorgeous Alexandra Park with its unique views of the city. The closest local schools are Beechen Cliff for boys and Hayesfield for girls whilst Combe Down offers co-ed in Ralph Allen. The private schools of Monkton Combe and Prior Park are also within a short drive. The city centre is within walking distance and there is also a regular bus service, running seven days a week, very close by.

Entrance Hall
Fitted carpet throughout, picture rail, under stairs cupboard, access to lower ground floor, staircase to first floor, double glazed window to side aspect, doors to kitchen and two reception rooms.

First reception room - 12' 5'' x 10' 3'' (3.78m x 3.12m)
Newly fitted carpets throughout, double glazed window to front aspect, picture rail, period fire place with tiled hearth.

Second reception room
Newly fitted carpets throughout, Large double glazed bay window with panoramic views, stone surround fireplace with wooden mantel and tied hearth, wall mounted radiator.

Kitchen - 8' 8'' x 7' 11'' (2.64m x 2.41m)
With a range of newly fitted kitchen units, with stainless steel sink drainer unit, double glazed window overlooking views, integrated oven, four ring gas hob, with extractor hood, integrated dish washer, integrated fridge freezer, tiled splash back.

First Floor Landing
Newly carpeted throughout with access to three bedrooms family bathroom and loft access. wooden spindle balustrade from ground floor.

Master Bedroom - 14' 11'' x 12' 4'' (4.54m x 3.76m)
With large double glazed window to rear aspect overlooking panoramic views, newly fitted carpets throughout, picture rail, wall mounted radiator.

Bedroom Two - 12' 4'' x 10' 4'' (3.76m x 3.15m)
With newly fitted carpets throughout, two fitted wardrobes, picture rail, wall mounted radiator, double glazed window to front aspect.

Bedroom Three - 9' 1'' x 8' 0'' (2.77m x 2.44m)
Newly fitted carpet throughout, picture rail, double glazed window overlooking views.

Family Bathroom
White bathroom suite with large corner bath with mains wall mounted shower and fitted glazed shower screen, wash hand basin with storage under, low level w.c, double glazed opaque window to front aspect, ceramic tiles to floor, neutral wall tiles

Lower Ground Floor
Accessed via the ground floor hallway providing the fourth bedroom, and separate utility area with access to rear garden.

Fourth Bedroom - 12' 4'' x 12' 3'' (3.76m x 3.73m)
Newly fitted carpets throughout, double glazed window to rear aspect overlooking back garden, storage cupboards, shower cubicle to corner of room will neutral tiles.

WC
Low level WC.

Utility Room
Access to rear garden. Stair ladder to first floor. Door to guest room. Base units with worktop houising sink with mixer tap. Part tiled walls. Plumbed washing machine. Door to WC. UPVC window to rear aspect. Wall mounted Vaillant boiler. Vinyl flooring.

Undercroft
Currently used for storage, but could provide further substantial accommodation to the ground floor level.

Front Garden
Small enclosed paved courtyard garden with access to rear garden via graduated steps. To the front of the property is ample on street parking.

Rear Garden
Landscaped garden with three tiers ideal for contemporary living, each with far reaching spectacular views towards Bath City.

Broadband
Standard broadband: Up to 24Mb (estimated speed: 6Mb) Fibre optic broadband: Up to 76Mb

Stamp Duty
You will have to pay £8,750.00 in stamp duty.Your effective stamp duty rate is 2.33%.

EPC Band Rating
Band D

Council Tax
Band E

Viewings
This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact Ben to arrange a viewing.

Disclaimer
TYNINGS, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Parking
On-street parking directly in front of the property

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