Kensington Place, Bath

A beautifully appointed garden maisonette with private entrance within this impressive grade II listed Georgian townhouse offering 1714 sqft of accommodation over two floors. Private south facing walled garden almost 100ft in length with gated access to an off road parking area large enough to accommodate multiple vehicles. No onward chain.

Steps from the front lead down to a private front entrance with a stone tiled floor and bespoke built-in wardrobes. The entrance leads into an elegant reception room with retained period features including a flagstone floor, Ashlar stone fireplaces and two sash windows with made to measure shutters. A large walk in understair store off the reception room provides excellent storage with a door from the reception room leading to a central hallway with engineered oak herringbone flooring with a staircases to both the garden floor and to the ground floor communal entrance. The herringbone flooring continues to both bedrooms with an en-suite shower room to the main bedroom and bespoke fitted wardrobes and cupboards to bedroom two. A tanked vault off the entrance is currently used as a guest bedroom with engineered oak flooring and radiators.

The garden floor accommodation includes an excellent open plan kitchen dining room with engineered oak flooring, granite worktops and sash window to the private rear courtyard garden. This room is perfect for entertaining with direct access to the garden through a separate utility porch. A luxury bathroom includes travertine floor tiles with a large marble countertop with undermount ceramic sinks along one side and an oversized centre tap bath with marble surround countertops at the far end. This floor also offers lots of storage with a walk in cupboard at the bottom of the stairs and a large storage vault off the kitchen dining room.

A pretty walled courtyard garden behind the kitchen offers a pleasant place to sit with its flagstone patio, stone columns and rose tree. From here, a garden path leads to a beautiful walled private garden with lawn and mature shrub beds and borders, A concrete base to the rear of the garden is large enough to accommodate a potting shed or garden studio with external wall light points to the side garden wall. Gated access from the rear of the garden leads to a sizeable off road parking area, large enough for multiple vehicles, with access to Kensington Meadows.

Kensington Place is an impressive Georgian terrace set back from the London Road adjacent to to Kensington Meadows. Living in this part of Bath is to live within part of the rich history of the city, in buildings dating back to the 18th Century. And today the location is perfect for a level walk to the city centre with Larkhall and countryside closeby. Bath Spa train station is a 1.3 mile walk and the hustle and bustle of Walcot Street is a level 0.7 mile stroll.

Behind Kensington Place is Kensington Meadows, an open meadow that leads to a footbridge with access to the Kennet & Avon canal where you can escape eastwards towards Bathampton and Bradford On Avon or west to Sydney Gardens, the Holburne Museum and the city centre.

Larkhall village square is within half a mile via St Saviours Road offering a range of independent shops and cafes. There is also the Rondo Theatre and the Oriel Hall community centre. There are several pubs for an evening drink and every year the community organises a May festival with a weekend of events and celebrations. Alice Park with its cafe, tennis courts and skate park is within a half a mile and commuters for the M4 can easily get to the A46 which takes you up to Junction 18 of the motorway in under 10 miles.

Leasehold Information (All information provided by seller will need to be checked with your legal conveyancer or solicitor.)

Lease - 999 year lease from 25/12/1991
Freeholder - Share of Freehold
Managing Agent - HML Chilton
Ground Rent - Not collected
Service Charge - Under Review - likely to be in the region of £160 per calendar month.

AGENTS NOTE: The sellers advise us that the service charge was increased to £300 per calendar month almost 2 years ago to build up a sinking fund within the building to cover the costs associated with changes in fire regulations and the decoration the communal entrance and stairwell. Prior to this, the service charge was in the region of £160 per month.




Ground Floor Entrance
Door from communal ground floor hall to staircase leading down to a door into the hallway/landing.

Private Front Entrance Hall - 6'10" (2.08m) x 5'2" (1.57m)
Private entrance from front courtyard. Stone tiled floor. Bespoke built-in wardrobes. Wall mounted combination gas boiler. Door to vault.

Vault - 16'11" (5.16m) x 9'1" (2.77m)
Tanked vault. Engineered oak flooring. Two radiators. Door to front entrance hall.

Reception Room - 17'9" (5.41m) x 15'6" (4.72m)
Two sash windows to front with made to measure shutters. Feature Ashlar stone fireplaces. Flagstone floor. Radiator with lattice cover. Ceiling recessed downlights. Door to large under stair storage.

Understair Storage - 10'0" (3.05m) x 2'7" (0.79m)
Flagstone floor. Consumer unit.

Hallway Landing
Herringbone oak flooring. Radiator with lattice cover. Ceiling recessed downlights. Staircase to garden floor with oak banister and spindles.

Bedroom 1 - 11'10" (3.61m) x 11'2" (3.4m)
Sash window to rear. Herringbone oak flooring. Radiator. Door to en-suite shower room.

En-Suite Shower Room - 7'0" (2.13m) x 6'0" (1.83m)
Window to rear. Tiled floor. Tiled shower enclosure with shower seat. Hand basin. LLWC. Heated towel rail. Extractor fan. Rear door to outside.

Bedroom 2 - 17'7" (5.36m) Including Wardrobes x 9'0" (2.74m)
Sash window to rear. Herringbone oak flooring. Built in bespoke cupboards, drawers and open shelving. Radiator. Ceiling recessed downlights.

Garden Floor Landing
Engineered oak flooring. Doors to bathroom, kitchen dining room and storage cupboard. Staircase with solid oak treads, risers and nosing. Handrail.

Storage Cupboard - 4'8" (1.42m) x 3'4" (1.02m)
Engineered oak flooring.

Bathroom - 13'11" (4.24m) x 8'0" (2.44m)
Travertine floor tiles. Oversized centre tap bath with shower attachment and marble surround countertops either end. Marble countertop with two undermount ceramic hand basins. Heated towel rail. LLWC. Extractor fan. Wall light points.

Kitchen Dining Room - 19'6" (5.94m) x 17'6" (5.33m) Max
Sash window to rear. Engineered oak flooring. Granite worktops with undermount stainless steel sink. Gas hob with cooker hood. Eye level electric double oven. Plumbing for dishwasher. Ceiling recessed downlights. Kitchen cupboards, drawers and wall cupboards. Countertop kitchen dresser unit with storage cupboards. Radiator with lattice cover.

Utility Porch - 6'11" (2.11m) x 4'10" (1.47m) Max
Engineered oak flooring. Plumbing for washing machine with stacked shelf arrangement for a condenser dryer. Door to rear garden.

Cellar / Vault - 14'5" (4.39m) x 9'0" (2.74m)
Vinyl floor. Stone uprights/columns and shelves. Radiator.

Courtyard Rear Garden
Walled with flagstone patio and stone columns with window to kitchen. Rose shrub. Tap.

Rear Garden - 95'0" (28.96m) x 20'0" (6.1m)
Pathway from rear leading to private garden adjacent to parking area. Fenced private garden with wall to side, level lawn and mature shrub and beds and borders. Concrete base to rear for a large shed or garden studio. External wall lights. Gated rear access to an off road parking area with access to Kensington Meadows.

Off Road Parking Area
Accessed from lane behind Kensington Place. A large parking area for several cars or motorhome. Gated access to private garden.



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.