Battledown Approach, Cheltenham

Dating from 1826 and understood to be one of the earliest homes build on this popular road, this handsome Regency villa offers versatile accommodation laid out over three floors with the lower floor lending itself ideally for rental purposes, Air B & B or ancillary accommodation to the main house.

The property retains a number of period features including intricate plasterwork ceilings, flagstone flooring and the original cantilever staircase and the accommodation comprises of 2/3 reception rooms, kitchen with access to the garden, 5/6 bedrooms, two bath/shower rooms, cloakroom and a second kitchen/utility room.

Externally the front and rear gardens are delightful, beautifully stocked with the rear garden bounded by the original red brick walls. Furthermore the property offers off street parking for two vehicles and a detached former garage ideal for storage purposes.

Description - This elegant Regency villa stands on a desirable road on the edge of the prestigious Battledown Estate deemed one of the town’s most desirable residential addresses.

Dating from 1826 the property is understood to be one of the earliest homes built on the road, a much loved home for the last twenty three years the property offer versatile accommodation arranged over three floors and displays many hallmarks of its architectural heritage including beautifully proportioned rooms, exceptional ceiling heights and an abundance of original features such as fine decorative plasterwork ceilings, floor to ceiling sash windows in the drawing room, an impressive marble fireplace creates a striking focal point in the room, the original stone cantilevered staircase runs through the house and the lower floor retains the original flagstone floor.

Entering the property into the reception hall stairs rise to the first floor, the sitting room, welcoming space, is positioned at the front of the property, there is also a dining room, ideal for entertaining and at the rear a modern practical kitchen, large enough for a breakfast table, provides access to the properties beautifully maintained and created garden.

On the lower ground floor are three generous reception rooms, two of which are presently utilised as bedrooms, whilst the third provides an excellent home office, in addition there is a traditional second kitchen/utility room with access to a courtyard, a modern shower room concludes the lower floor creating ideal ancillary living suited to guests, independent living or Air B&B. A pedestrian door leads a useful covered boot area with a flight of stone steps to the garden and a large recessed storage void.
On the mezzanine there is a cloakroom and single bedroom with a view of the garden, the first floor comprises of three double bedrooms, two of which are interconnecting, and a family bathroom with a sunken bath.

Externally the front and rear gardens are a delight, beautifully stocked and the picturesque rear walled garden provides a pretty setting with mature planting enhancing the sense of charm. Furthermore the former garage provides useful storage and at the side is valuable off road parking for two vehicles.

While impeccably liveable in its current form, the house presents an opportunity for sympathetic modernisation and potential enlargement at the rear, subject to the necessary consents, enabling an incoming purchaser the opportunity to create a home personally tailored to their own requirements.

Situation - The property is located in the Battledown area on the eastern side of the town. The area is particularly popular as it benefits from a number of highly regarded schools, including Holy Apostles C of E Primary School, Charlton Kings Junior School, Ashley Manor, St Edward's School and Cheltenham College, all of which are within easy reach.

Cheltenham town centre is just a short distance away, offering an extensive selection of boutique shops, restaurants, cafés, bars and leisure facilities, together with the cultural attractions for which the town is renowned, including its internationally recognised festivals and Prestbury Park racecourse.

For commuters, Cheltenham Spa railway station provides regular services to Birmingham, Bristol, London Paddington, while the A40, A46 and M5 motorway are easily accessible, offering excellent road connections throughout the region.

The property is ideally placed to enjoy some of Cheltenham's most attractive green spaces, including Pittville Park, Sandford Parks and the nearby countryside of the Cotswolds Area of Outstanding Natural Beauty. Local walks and recreational facilities can also be found within the Battledown and Charlton Kings areas.

General Information - Mains water, electricity, gas and drainage are connected to the property. There is a residents WhatsApp group in operation on the road and the property is located less than a minute walk of Holy Apostles Primary School.

COUNCIL TAX BAND: Band (F) - £3,484.12 p.a. 2026/2027.

EPC RATING: Current: D – 56. Potential: D – 85.

VIEWINGS: Strictly by prior appointment through Charles Lear & Co.