Property description

A rare opportunity to purchase an archetypal Grade II listed 19th century Combe Down cottage. Packed with period features throughout but now in need of some modernisation. Lovely southerly facing garden and first floor views across the rooftops and beyond.

Description
This double fronted period property was built circa 1795-1815 and sits in a short row of cottages formerly known as Brunswick Place.You approach the cottage through gated plain spike rails on dwarf stone walls down steps to a sunken courtyard area to the front. Entering the property through the gabled stone porch you arrive in the open hallway which leads to the lounge, dining room, rear sunroom and stairs to the first floor.You immediately notice how this charming cottage has retained many of its original period features with recessed glazing bar sashes and open feature fire places throughout. The relaxing lounge features one such fireplace with stone hearth and ornate wooden surround and mantle. With sash windows to front aspect and glazed wooden framed doors opening out into the sunroom. On in to the dining room and another feature fireplace with sash windows to front and rear aspect. Through into the galley style kitchen, with wooden frame glazed door to rear aspect, you then proceed further into the more recently added annexe area. This additional annexe provides a downstairs wc and shower room which serves both the house and adjoining bedroom. Future owners may wish to utilise the is space as a separate annexe, as it has its own outside access or convert to being a study or children's area of the house.As you climb the cast iron balustraded and railed stairs you find access from the small landing to two large bedrooms and the bathroom. The master bedroom provides dual aspect to front and rear aspects through sash windows and comes with feature fireplace and a useful washbasin. Bedroom two is again a large double with dual aspect sash windows to front and rear and with feature fireplace, it also provides access to a further single bedroom. This single room provides sash window to rear aspect and could be used as a bedroom or converted to a dressing room and/or ensuite. The bathroom may be small but the essence here is cosy as you could lie back in the bath and take in the views across the rear garden, rooftops and over to the Midford valley. This view is also afforded to the two double bedrooms and will be a real delight as it is southerly facing and far reaching.Outside the south westerly facing garden is of a good size and extending to around 100ft. There is a stone paved patio area with low stone wall pond, whilst the remaining garden is laid with established beds, shurbs and small trees. There is a stone wall to the rear garden where you will also find a couple of wooden built sheds. From hear you will also notice the three Velux windows already installed in the roof potentially adding further possibilities to the living accommodation.

Location
Combe Down is a picturesque and historical village to the south of the Roman city of Bath. This property is located in one of the oldest roads in Combe Down, having been inhabited since the early 1800's. Grade II listed and believed to have been built between 1795-1815 it is situated in a road that contains over a dozen grade II listed dwellings, which are steeped in and contribute to the history of the village. Over the years the road has developed into an eclectic mix of historical buildings, which include an 18th century public house, 1950's built homes to the epitome of 21st century living with the exciting new Ralph Allen Yard development of sustainable eco homes. Where else could you find such a unique and diverse 200 year history of housing in just one road.This particular property is well placed for all amenities including local shops and award winning delicatessen, bakers, doctors, dentists and pharmacies. The local bus service alights in Combe Road providing hourly services into the city and to the university. Combe Down also has an excellent school community with its nursery and primary school located in Church Road and a further pre-school nursery in Combe Road. The immediate area also accommodates two private schools with Monkton Combe and Prior Park in close proximity and also has an excellent secondary school in Ralph Allen, which has recently been developed and extended to provide further facilities.For the walkers amongst you the city is a little under 2 miles away and you are also afforded a plethora of countryside walks into the Cotswolds 'area of outstanding natural beauty' minutes from the village itself.

Entrance Porch
With original wooden front door, exposed brick work, some shelving, further wooden door providing access to entrance hallway with safety thickness glass.

Entrance Hallway - 14' 6'' x 5' 5'' (4.43m x 1.65m)
Carpet throughout, under stairs cupboard with hanging rail further storage space and electric meter, wall mounted radiator, original wooden doors to lounge and dining room, with further access via door with safety thickness glass to the sun room.

Lounge - 13' 7'' x 9' 11'' (4.14m x 3.02m)
With sash window to the front aspect and large French doors to the rear opening into the adjoining sun room, open and working fire place with wooden fire surround and marble hearth, alcoves and picture rail, carpet throughout, wall mounted radiator, television point.

Dining Room - 13' 9'' x 8' 10'' (4.19m x 2.68m)
Sash window to front aspect, open fireplace with original mantel, wall mounted radiator, carpet throughout, large sash window to the rear overlooking back garden, door to kitchen.

Sun room - 14' 11'' x 6' 8'' (4.54m x 2.04m)
Glass panelled South facing room in need of some updating, carpet floor tiles, access to rear garden.

Kitchen - 13' 9'' x 6' 5'' (4.19m x 1.96m)
With a range of wall and base units, rear access back door to garden, inset stainless steel sink drainer unit, space for washing machine, space for dish washer, partially integrated fridge and freezer, integrated four ring gas hob, integrated John Lewis oven and grill, five double sockets, further lobby area adjoining kitchen with side access door to front garden, access to extension with further bedroom/study and shower room.

Down stairs Shower room
White bathroom suite comprising walk in shower unit with mains operated shower, low level w.c, wash hand basin, opaque glazed window to the side, lino floor throughout, wall mounted radiator, extractor fan.

Bedroom Four/ Study - 10' 2'' x 9' 1'' (3.11m x 2.76m)
Carpet throughout, window to side aspect, new wall mounted radiator, four double sockets.

First Floor Landing
Carpeted throughout from ground floor with original handrail, loft access, large Sash window to front aspect, doors to three bedrooms and family bathroom.

Master Bedroom - 13' 7'' x 10' 6'' (4.15m x 3.21m)
Sash window to both front and rear aspects, carpet throughout, wall mounted radiator, separate wash hand basin with wooden storage cupboard above, original fireplace, alcoves with further built in wooden storage cupboard, two double sockets.

Bedroom Two - 13' 9'' x 8' 11'' (4.18m x 2.72m)
Sash windows to both front and rear aspects, carpet throughout, original fireplace with alcove, picture rail throughout, wall mounted radiator.

Bedroom Three - 13' 10'' x 6' 4'' (4.21m x 1.94m)
Sash window to rear aspect overlooking back garden, carpet throughout, wall mounted radiator, picture rail.

Family Bathroom - 5' 12'' x 5' 4'' (1.82m x 1.62m)
White cast iron bath with views through the large sash window overlooking rear back garden and beyond, wash hand basin with storage cupboard under, low level w.c, stripped wooden floor boards, picture rail, wall mounted chrome ladder radiator.

Attic
Boarded and lagged, wall mounted radiator, two double sockets, three velux windows, small separate area currently not boarded with access via bedroom three or through small doorway in the main attic.

Rear Garden
Approximately 100ft South facing garden with original brick wall to the side of the garden and rear, paved patio seating area, abundant garden shrubs, three apple trees, redcurrant and gooseberry bushes, raspberry canes, wooden shedto the rear of the garden, raised pond.

Front Garden
Mostly paved garden area with a range of shrubs, wrought iron gate to the front of the property.

EPC Band Rating
To Follow

Broadband
Standard broadband: Up to 17Mb (estimated speed: 17Mb)Fibre optic broadband: Up to 76Mb*data supplied by uSwitch

Stamp Duty
Old stamp duty cost: £13,500.00 New stamp duty cost:£12,500.00 You save: £1,000.00

Viewings
This property is marketed by TYNINGS Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please contact Nicola to arrange a viewing.

Disclaimer
TYNINGS, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and TYNINGS have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Property Features :

• Period Cottage
• Central Village Location
• Period Features Throughout
• Requires Some Modernisation
• Nice Size Southerly Facing Garden