1 St. James's Passage, Bath, Avon, BA1 1QS

Interested parties should contact Knight Frank Auctions for further information.

Description
An extraordinary opportunity to acquire a newly built, architect-designed townhouse in the very heart of Bath. Set discreetly within St James's Passage, this beautifully crafted home offers sophisticated interiors, generous accommodation, and one of the finest private roof terraces in the city now offered for sale by auction.

Spanning four floors, the house has been designed with a meticulous eye for detail. The ground floor features a beautifully designed kitchen and dining area, tailored with high-quality finishes and modern functionality. The deep navy cabinetry is paired with Quartz stone worktops and integrated Siemens appliances, such as two single electric ovens, an induction hob, a fridge freezer, and a dishwasher. This elegant space is flooded with natural light through two oversized sash windows, while underfloor heating runs throughout.

On the lower ground floor, a large, separate reception room offers a refined yet relaxed space to entertain, unwind or work from home. A fully fitted utility room with an undermounted sink and plumbing for both washing machine and tumble dryer adds valuable practicality.

The first floor is home to the principal bedroom suite, which offers both scale and flexibility. Pocket sliding doors open into a walk-in wardrobe or dedicated study, while the bathroom across the landing features a generous walk-in shower, a wall-hung WC, and a demisting vanity mirror.

Upstairs, the second floor hosts two further double bedrooms, each with its own stylish en suite shower room, making this an ideal layout for families, guests, or home working needs.

At the top of the house sits an outstanding, modern and private roof terrace, accessed via an automated rooflight. Measuring approximately 4.2 metres by 11.2 metres, this expansive outdoor space offers far-reaching, uninterrupted views across Bath's iconic rooftops and green hills beyond, a true rarity in a central location.

With zoned underfloor heating across every level, high-quality finishes throughout, and a smart, intuitive layout, 1 St James's Passage combines modern luxury with timeless appeal.

Auction sales of homes of this calibre are exceedingly rare. This is a chance to secure a best-in-class, move-in-ready townhouse in one of the country's most beautiful and historic cities.

Parking is available by separate negotiation. Please speak to the selling agents for more details.

10-year ICW build warranty

The property is leasehold with over 245 years remaining.

The estate charge which includes buildings insurance is approximately £1,750 per annum.

For viewing arrangements and full auction details, please contact Lucy.

Location
This address lies just moments from the city's renowned shops, restaurants and cultural landmarks. Bath Spa railway and bus stations are both within a quarter of a mile, offering direct access to London in under 90 minutes. Junction 18 of the M4 is only 9 miles away, making this a perfectly connected home for city professionals and commuters alike.

Tenure
Leasehold

The buyers fee is including VAT. This is only payable by the successful purchaser. There are no costs to bidding for the property.

Auction Details
The sale of this property will take place on the stated date by way of and is being sold as Unconditional.
Binding contracts of sale will be exchanged at the point of sale.
All sales are subject to the Common Auction Conditions and Extra General Conditions.

Auctioneer Fees and Deposit
The following deposits and non-refundable auctioneer fees apply:

• 10% deposit, subject to a minimum of £5,000. The deposit contributes to the purchase price.
• Buyer’s Fee- the value of this fee will be listed against the property details, inclusive of VAT.

The Buyer’s Fee does not contribute to the purchase price and will be considered as part of the chargeable consideration for the property in the calculation of stamp duty liability.
There may be additional fees contained within the Special Conditions of Sale, which can be viewed within the Legal Pack. You are strongly advised to read the Legal Pack carefully before bidding.

Additional Information:
For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the SDL Property Auctions’ home page.
This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack.

Each property sold is subject to a Reserve Price. The Reserve Price will be within + or – 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest. A full definition can be found within the Buyers Terms.