Charlcombe Farm, Charlcombe Lane, Charlcombe, Bath, Bath And North East Somerset

Charlcombe Farm is one of Bath’s best kept secrets. Set in over an acre of private south-facing garden, the property offers the peace and tranquility normally associated with rural village properties and yet it is a five minute walk from some of Bath’s finest schools and under a mile to the city centre.

Owned by the same family for over 15 years, the property has benefitted from a full and detailed refurbishment with a high quality ‘Harvey Jones’ kitchen, electrically operated Velux windows throughout the property and is presented with a high standard of decor and finish.

The property is single storey and has a natural flow with centralised reception rooms and bedroom accommodation at either end, creating natural privacy between the owners of the property and their children or guests. There are four principal bedrooms with a recent extension adding a further bedroom and dressing room. Hidden within this bedroom is plumbing for another ensuite bathroom should the next owner not require 5 bedrooms and allowing the fourth bedroom to be ensuite with a dressing room.

The kitchen has been designed and installed in a farmhouse style by Harvey Jones. It features a full sized electric Aga with two hot-plates and 3 ovens. The vendors recently added an additional Aga which is the standard 600mm wide with an induction hob and two electric ovens. This allows the main Aga to be turned off in hot summer months and provides a useful additional cooking facility when catering for a larger family or guests. The kitchen is a large open-plan space allowing for an 8-10 person dining table creating a second reception room.

The master bedroom is very generous with extensive wardrobe storage and has an ensuite shower room. This room is arranged in a Jack & Jill layout with a second door leading through to the utility room providing a useful extra facility.

Externally Charlcombe Farm is set in over an acre of land facing south in an elevated position with a garden laid mostly to lawn which could easily be mistaken for a fairway on a golf course. The recent purchase of a robotic lawnmower has been a revelation for the vendors and their new ‘ground keeper’ keeps the lawn in perfect condition. At the bottom of the garden is a paddock and lake owned by the neighbouring property which attracts a wide variety of wildlife and birds adding to the unique character of this property. There is extensive off-street parking for 4-5 cars.

Situation

Charlcombe Farm is located on Charlcombe Lane, near Lansdown Road and Richmond Road. The property is walking distance to The Royal High School, Kingswood and St Stephen’s C of E Primary School. Lansdown is popular due to its easy access to the M4 and A420 to Bristol and Chippenham.

The property has over 1000 sqft of undeveloped out-buildings formally used as a workshop and garage. These buildings are powered and have great potential to provide further secondary accommodation, a home office, studio, gym or holiday let subject to planning permission.

Local amenities can be found in several directions with Larkhall close by with an award-winning local butcher and farm shop, chemist, two supermarkets, delicatessen, cafe and 3 pubs. There is a Co-op on Julian Road to the south west and a Co-op at the Ensleigh development 1/4 mile north of the property. Two pubs, the Richmond Arms and Hare and Hounds, as well as the Lansdown Tennis and Squash club, are all walkable.

The World Heritage city of Bath is famed for its Georgian architecture and Roman heritage and provides an extensive range of business, entertainment and cultural facilities. There are well regarded schools in both the state and independent sectors and two universities. Mainline rail links are to London Paddington (75 mins) and Bristol Temple Meads (15 mins). Junction 18 of the M4 motorway is approx. 8 miles to the north and Bristol International airport is about 40 minutes away.

Further information

Tenure: Freehold
EPC: Rating
Services: Mains services are connected with oil fired central heating & private drainage
Council Tax: Band G
Viewing: By appointment only with sole agents Stonier Hobbs Residential