Charlcombe Lane, Bath

A beautifully appointed and thoughtfully extended 1930s semi-detached home with water softener system, brimming with character and charm, situated on the sought after Charlcombe Lane in Larkhall.

Offering approximately 1,249 sq ft of well-balanced accommodation across two floors, this attractive family home enjoys elevated views over the surrounding countryside, beautifully landscaped gardens and is offered for sale with no onward chain.

Occupying an enviable position on the edge of Larkhall, the property enjoys an elevated setting with picturesque countryside views. The front garden has been thoughtfully landscaped to maximise its outlook, featuring a sandstone paved terrace complemented by ornamental calamagrostis grasses, verbena and established roses, creating a wonderful first impression.

The property is entered via a welcoming entrance hall where eye-catching original terracotta floor tiles immediately reflect the home`s period character. To the front, the elegant bay fronted sitting room benefits from engineered oak flooring and features a suspended Chesneys wood-burning stove set within the fireplace, complemented by a striking black granite hearth.

Engineered oak flooring continues seamlessly into the central reception room and the impressive rear extension, creating a superb open plan kitchen, dining and family space. Both rooms benefit from underfloor heating, while the central reception room also offers the option of a second Chesneys wood burning stove, providing warmth and ambience. Bathed in natural light, these interconnected living spaces flow effortlessly through bi-fold doors onto the rear garden, making them ideal for both everyday family life and entertaining.

Practicality is equally well considered, with a separate utility room located off the entrance hall, while a useful understairs WC completes the ground floor accommodation.

On the first floor, the landing features a useful shelved double storage cupboard and a side window providing additional natural light. The generous principal bedroom enjoys a bay window with fitted shutters and benefits from a contemporary en-suite shower room.

Bedrooms two and three are positioned to the rear with semi rural vistas, both with built in double door storage cupboards.

The fourth bedroom, currently arranged as a home office, is a comfortable small double with fitted shelving. A stylish family bathroom completes the first floor accommodation.

The beautifully landscaped rear garden provides an ideal setting for family life and outdoor entertaining. Immediately adjoining the kitchen is an attractive sandstone paved sun terrace, perfect for al fresco dining, with steps rising to an extensive lawn. A pathway runs alongside the lawn to a substantial concrete base in the rear corner of the garden, offering excellent potential for a garden studio, home office or shed, subject to any necessary consents.

Offered with no onward chain, this exceptional home successfully combines period charm with high quality contemporary living in one of Larkhall`s most desirable locations.

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, The Village restaurant, a hardware shop, florist, independent bookshop and a Co-Operative supermarket. There are also three local pubs to choose from.

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.

The ideal semi-rural location includes plenty of lovely walks and running routes in the open countryside with plenty of nearby greenspace under a mile from Larkhall Square and within 2 miles from Bath city centre.

Agents Note: Cat 6 networking points have been hard wired to a number of the rooms on both the ground and first floors. See room itinerary below for reference.



Entrance Hall - 17'8" (5.38m) Max x 5'7" (1.7m) Max
Original red terracotta floor tiles with black and white chequered border. Composite front door with fixed floor to ceiling double glazing. Staircase with painted banister and spindles. Understair storage cupboard. Understair cloakroom. Cat 6 networking point. Original stripped doors to sitting room, reception room, cloakroom and utility. Radiator.

Sitting Room - 11'11" (3.63m) Max x 11'7" (3.53m) Max
Front splayed bay with double glazed windows and fitted shutters. Engineered oak flooring. Suspended `Chesneys` woodburning stove inset to fireplace with black granite hearth. Low level alcove storage cupboards with open shelving above. Cat 6 networking point. Radiator.

Reception Room - 11'3" (3.43m) Max x 11'1" (3.38m) Max
Engineered oak flooring with underfloor heating. Chesneys woodburning stove to fireplace. Low level alcove cupboard and open alcove recess. Wide opening to extended kitchen dining room. Wall light points.

Kitchen Dining Room - 16'3" (4.95m) x 15'6" (4.72m)
Engineered oak flooring with underfloor heating. Bi-fold doors to garden with underlit cedar canopied overhang. Roof lantern to ceiling. Composite island with Neff induction hob, Neff gas hob and ceiling mounted Smeg extractor over. Deep soft closure pan drawers, shelved double door cupboards, open shelving with power socket, breakfast bar seating and a four berth pop up power socket to island. Composite worktops with stainless steel undermount sinks, filtered water tap and grooved drainer. Neff electric microwave oven. Electrolux electric oven. Satin white kitchen cupboards and drawers. Integrated dishwasher. Wall light points. Downlights.

Utility Room - 6'4" (1.93m) x 4'8" (1.42m)
Tiled floor. Part tiled walls. Laminate wood effect worktop with stainless steel sink and cupboards housing a fully integrated water softener below. Wall cupboard. Floor to ceiling double doored laundry cupboard with plumbing for washing machine, shelving and space for a stacked dryer above. Extractor fan. Radiator. Double glazed external door to side return rear garden.

Cloakroom - 3'10" (1.17m) x 3'6" (1.07m)
Fixed double glazed clerestory window to side. Tiled floor. LLWC. Wall mounted hand basin. Extractor fan.

Landing - 14'2" (4.32m) Max x 6'11" (2.11m) Max
Fixed double glazed side window. Banister and spindles. Double doored storage cupboard with shelving.

Bedroom 1 - 12'10" (3.91m) x 10'4" (3.15m)
Front splayed bay with double glazed windows and fitted shutters. Shelved double doored alcove cupboard. Cat 6 networking point. Loft access ceiling hatch. Radiator. Door to en-suite shower room.

En-Suite Shower Room - 5'10" (1.78m) x 5'1" (1.55m)
Tiled floor with electric underfloor heating. Tubular sun tunnel. Glazed shower enclosure with sliding doors. LLWC. Hand basin. Chrome wall mounted heated towel rail. Extractor fan.

Bedroom 2 - 12'8" (3.86m) x 7'9" (2.36m)
Double glazed rear window. Double doored storage cupboard/wardrobe. Radiator.

Bedroom 3 - 8'9" (2.67m) x 7'0" (2.13m)
Double glazed rear window. Double doored storage cupboard. Radiator. Cat 6 networking point.

Bedroom 4 - 7'5" (2.26m) x 7'0" (2.13m)
Double glazed front window. Built-in shelving. Radiator. Cat 6 networking point.

Bathroom - 6'6" (1.98m) x 5'10" (1.78m)
Tiled floor with electric underfloor heating. Tubular sun tunnel. Panelled bath with shower over and retractable glass shower screen. Hand basin. Mirrored wall mounted bathroom cabinet. LLWC. Chrome wall mounted heated towel rail. Extractor fan. Downlight.

Front Garden - 31'0" (9.45m) x 24'0" (7.32m)
lawn with retaining wall to front and calamagrostis and verbena border. Walls to sides. Side fence. Stepped garden path with wall mounted external light point. Patio sun terrace with sandstone garden paving and rose and acer tree bed. Established rose beds and borders. Canopied front porch with external wall mounted light point. Opening to front side return with gated access to rear side return garden.

Front Side Return Garden - 14'3" (4.34m) x 5'0" (1.52m)
Sandstone garden pavers with gated side access to rear side return garden.

Rear Garden - 64'0" (19.51m) Approx x 23'3" (7.09m) Approx
Walls and fencing to sides. Wall to rear with soft fruit raised bed border. Patio sun terrace with sandstone garden pavers with recessed ground uplights and steps to lawn. Concrete garden path widening to the rear with railway sleeper steps to ready made concrete base. Established shrub and flower beds and borders. Outside power sockets. Opening to side return with gated side access to front.

Rear Side Return Garden - 27'0" (8.23m) x 5'0" (1.52m)
Wall to side. Concrete garden path with underlit cedar canopied overhang. Side door to utility room. Water tap. Gated side access to front side return garden.



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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.