• Semi detached 1930`s +
• Bayed sitting room +
• Open plan kitchen dining room +
• Three bedrooms +
• First floor bathroom and ground floor WC +
• Landscaped front and rear gardens +
• Garage parking to front +
• Garden studio / office +
• Panoramic views +
• Semi rural Larkhall / edge of Cotswolds location +

A charming 1930`s semi detached property full of character and charm situated in Charlcombe Lane in Larkhall with elevated scenic views of the surrounding countryside, wonderfully landscaped gardens and a well maintained garage.

The landscaped front garden includes a good sized garage with its own electrical consumer unit, power and light points. A neat and tidy patio path and steps with railings leads past the garage to a canopied front porch with gated side access to the rear garden.

Once inside, the welcoming hallway has been upgraded with engineered oak flooring and includes a traditional varnished banister and attractive painted spindles. Engineered oak flooring continues into the bayed front sitting room with open slate fireplace and hearth. A naturally light kitchen dining room to the rear connects to the garden through double glazed French doors. A rear porch off the kitchen also takes you to the garden passing a ground floor WC on your way.

The first floor landing with side window leads to all three bedrooms and a refurbished bathroom. The main bedroom to the front is bayed and includes an attractive tiled open fireplace with cast iron grill. Bedroom two is also a double and bedroom three is a decent sized single currently used as an office. A tastefully presented bathroom with panelled bath and shower over completes the first floor.

A creatively designed rear garden offers seating areas to catch the sun throughout the day including a sun deck off the dining room and an elevated patio seating terrace next to the lawn. The views from the rear garden take in the surrounding countryside with a feeling of openness. An established lawn with plant and shrub borders leads to the rear passing apple and pear trees and raised beds on your way.

For those who work from home, an insulated and heated garden office studio to the rear of the garden takes in the panoramic countryside view and has its own electrical consumer unit, electrical power sockets and light points.

Being semi detached, there is gated side access to the front garden. There is also gated rear access to car parking bays for the residents of Valley View Close.

Larkhall Square is a downhill walk of half a km or so offering a range of independent shops, cafes and restaurants including the Larkhall Butchers, Goodies Deli, a greengrocers, Larkhall Deli, Ma Cuisine French bistro style restaurant, a hardware shop, an independent bookshop and a Co-Operative supermarket.

There is also a popular local theatre (The Rondo) offering a variety of programmes including comedy, theatre and music. The New Oriel Hall community centre just off Larkhall Square offers classes, workshops and community groups adding to the popularity of Larkhall. The village comes together annually in May for the Larkhall festival with a weekend of events and celebrations.

One of the reasons Larkhall is so popular is the surrounding countryside including the pretty villages of Charlcombe, Woolley and Upper Swainswick. Alice Park with its cafe, tennis courts and skate park within half a mile and the Kennet and Avon Canal is accessible by footbridge from the nearby Kensington Meadows where you can walk or cycle into Bath via Sydney Gardens or head eastwards towards Bathampton and Bradford on Avon.

Transport links include a regular city centre bus service from Larkhall Square taking you to Bath Spa train station via Camden Road. Commuters for the M4 can easily get to the A46 taking you to Junction 18 of the motorway in under 10 miles.

AGENTS NOTE: Planning permission reference 19/02436/FUL was previously issued on the 9th of August 2019 for a single storey rear extension. The plans and documents associated with this lapsed planning application are available to view on the Local Authority website.

Canopied Porch
Quarry floor tiles. Front door with fixed glazing units to sides.

Hallway - 12'0" (3.66m) Max x 6'4" (1.93m) Max
Engineered oak flooring. Staircase with understair cupboard. Painted spindles with varnished banister and upright. Radiator.

Sitting Room - 11'8" (3.56m) Max x 11'6" (3.51m) Max
Double glazed front bayed windows. Engineered oak flooring. Open slate fireplace and hearth. Picture rails. Radiator.

Kitchen Dining Room - 17'6" (5.33m) Max x 11'6" (3.51m) Max
Double glazed side windows. Double glazed French doors to rear garden. Part glazed door to rear porch. Oak worktops with sink and drainer. Electric oven. Induction hob with ceiling mounted extractor. Integrated fridge freezer. Integrated dishwasher. Plumbing for washing machine. Kitchen cupboards and drawers. Ceiling spotlights. Two vertical radiators. Picture rails. Concealed gas boiler to side wall.

Rear Porch - 4'3" (1.3m) x 3'0" (0.91m)
Double glazed door to rear garden with fixed double glazing unit to side. Door to WC.

WC - 4'3" (1.3m) x 3'0" (0.91m)
Rear window. Vinyl flooring. LLWC. Hand basin. Radiator.

Landing - 7'8" (2.34m) Max x 7'0" (2.13m) Max
Double glazed side window. Varnished banister with painted spindles and upright. Loft access hatch to ceiling.

Bedroom 1 - 12'9" (3.89m) Max x 10'5" (3.18m) Max
Bayed double glazed windows to front. Tiled open fireplace with cast iron grill. Radiator.

Bedroom 2 - 11'6" (3.51m) x 10'7" (3.23m)
Double glazed rear window. Radiator.

Bedroom 3 - 7'8" (2.34m) x 7'0" (2.13m)
Double glazed front window. Radiator.

Bathroom - 6'6" (1.98m) x 5'10" (1.78m)
Double glazed rear window. Vinyl flooring. Panelled bath with shower over. Hand basin. LLWC. Heated towel rail. Extractor fan.

Rear Garden - 83'0" (25.3m) x 23'0" (7.01m)
Fencing to sides and rear with gated rear access. Hedge to side. Sun deck off dining room. Patio seating terrace. Lawn. Path to rear with raised side bed. Plant and shrub borders. Two apple trees. Two pear trees. Raised vege bed to rear. Garden studio to rear. Opening to side return.

Garden Studio / Office - 12'9" (3.89m) x 7'6" (2.29m)
Double glazed doors to garden with fixed floor to ceiling windows to its sides. Double glazed side windows. Laminate flooring. Electric panel heater. Power points. Wall mounted electrical consumer unit.

Side Return - 22'8" (6.91m) x 4'6" (1.37m)
Fencing to side. Shrub border. Gated access to front garden.

Front Garden - 34'0" (10.36m) Max x 22'9" (6.93m) Max
Walls and slatted fence panels to front and side. Hedge to side. Patio and steps/path to front door. Acer tree. Mature wisteria. Shrub bed. Gated side access to side return/rear garden.

Garage - 17'1" (5.21m) x 11'4" (3.45m)
To front of property with dropped kerb to Charlcombe Lane. Up and over door. Side window. Workbench. Electrical consumer unit. Power points. Light points.

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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.