Property description

A recently renovated detached house with a high level of finish and modern open plan living. With all the benefits you might require in two bathrooms, off-street parking and additional garage this makes for a great family home. Centrally located in the village and close to all amenities and bus routes to the city.

Description
The current owners have gone to some considerable expense and invested a lot of time and effort into bringing this home up to its current high level of finish. You approach the property via a stone chipped driveway which provides space for two vehicles. Entering the property into a good sized hallway with carpeted stairs to the first floor, access to the kitchen/dining area and downstairs shower room. Immediately you notice the striking Mandarin stone flooring and feel the warmth from the polypipe overlay underfloor heating of which is laid throughout this area and covers both kitchen and dining areas too. You begin to notice the level of finish upon entering the light and spacious open plan kitchen dining area. With three Velux windows in the extended roof, LED ceiling spotlights, quality kitchen base units and subtle wall lighting creating a perfect ambience for what is the hub of the house. The kitchen provides windows to both front and rear aspect, door to the rear garden and access to the lounge area. The extended lounge is Elke oak wood floored throughout and has not one but two sets of bi-folding wooden framed doors. These provide a glorious vista across the rear garden and in-turn give ample access for natural light into the room. Further features include LED spotlights throughout and feature fireplace with stone tiled hearth. Additionally to the ground floor is a stunning shower room tiled from floor to ceiling with wash basin, wc and walk-in shower with a modern floor to ceiling glass screen and Roper Rhodes shower.Upstairs the first floor landing provides access to the three bedrooms and family bathroom. Both double bedrooms are of a good size with one to the front aspect and one to the rear. Bedroom three is a good size single bedroom and it is worth noting the Elke oak flooring throughout all bedrooms and landing. Much attention to detail has been paid to the family bathroom. The room is tiled from floor to ceiling with built in cistern and freestanding bath with feature taps. Also providing wash basin, wc and walk-in shower with a modern floor to ceiling glass screen and Roper Rhodes power shower. This and likewise the downstairs shower room benefit greatly from the newly installed Worcester Bosh boiler with pressurised hot water system.Externally the rear garden is laid to lawn with shrubs and beds and extends around both side aspects of the property. This affords the possibility of further extension (STPP) along with conversion of the integral garage into additional living space. A completely new plumbing system and rewire was carried out in late 2011 and further benefits include a Stones security alarm system and 100MB network cabling throughout the property. The level of finish throughout this renovation really is high testament to the current owners efforts and appreciation of modern living requirements.

Location
Combe Down is a picturesque and historical village to the south of the Roman city of Bath. This property is located in Tyning Road, one of the older roads in Combe Down with some properties pre-dating 1850. This property is very 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 Hallway - 17' 8'' x 3' 7'' (5.38m x 1.08m)
Solid oak entrance door with double lock adjoining opaque glazed panel opening into entrance hallway, limestone floor tiles throughout, mains wired fire alarm, wall mounted stones security house alarm, led spot light throughout, two under stairs storage cupboards with one cupboard providing plumbing and space for a washing machine, central heating thermostat, access to kitchen diner and downstairs shower room.

Kitchen - 22' 5'' x 6' 10'' (6.84m x 2.08m)
With a range of high gloss base kitchen units all with 'soft close' function, full length solid oak work surface, stainless steel sink unit, integrated Siemens dishwasher, large Smeg gas oven with five ring gas hob, limestone splash back running the length of kitchen units, space for fridge freezer, led spot lights throughout, limestone floor tiles throughout with the benefit of under floor heating, Double glazed wooden frame window to front aspect, double glazed wooden framed back door to rear garden, three Velux windows providing further light.

Dining area - 12' 12'' x 7' 10'' (3.96m x 2.38m)
Opening into the kitchen with limestone floor tiles throughout with under floor heating, power points, double glazed wooden framed window to front aspect, two solid oak wooden doors providing access to entrance hallway and lounge.

Lounge - 22' 6'' x 10' 11'' (6.86m x 3.32m)
Solid oak wood boards with wall mounted control under floor heating control, two wooden framed double glazed bi-folding doors to South facing back garden, led spot lights throughout, fire place with limestone heath ( currently sealed by the present owners) wiring for wall mounted speakers, television point.

Shower room to ground floor level - 7' 11'' x 6' 4'' (2.42m x 1.92m)
White bathroom suite comprising large walk in shower unit with mains plumbed shower and further shower attachment full length glass shower screen, full floor to ceiling tiles, low level soft flush w.c, wash hand basin with storage unit under, wall mounted chrome ladder radiator, solid oak bathroom door, double glazed opaque window to side aspect.

First Floor Landing
With access to three bedrooms, storage cupboard, family bathroom and loft access.

Master Bedroom - 13' 12'' x 10' 11'' (4.26m x 3.32m)
Solid oak floor boards throughout, wooden framed double glazed window to rear aspect, coving, power points throughout, led spot lights, wall mounted radiator, solid oak bedroom door.

Bedroom Two - 13' 2'' x 10' 11'' (4.02m x 3.32m)
With solid oak floor boards throughout, led spot lights, built in wardrobe, coving, power points, television point, solid oak bedroom door.

Bedroom Three - 10' 11'' x 8' 2'' (3.32m x 2.50m)
Solid oak floor boards throughout, wooden framed double glazed window to rear aspect, wall mounted radiator, LED spot lights, solid oak bedroom door.

Family Bathroom - 9' 9'' x 7' 11'' (2.97m x 2.42m)
White bathroom suite comprising free standing bath with chrome attachments, low level w.c, elongated wash hand basin with storage unit under, large walk in shower with ,aims operated shower unit and further shower attachment with full length glazed glass shower screen, neutrally tiled with floor to ceiling tiles, wall mounted chrome ladder radiator, wooden framed double glazed opaque window to front aspect, switch for isolator fan.

Rear Garden - 42' 8'' x 21' 4'' (13.0m x 6.5m)
Fenced to the rear with stone walls to both sides of the garden. Mainly laid to lawn with several boarder shrubs, side access to the front of the property.

Front garden
Well presented garden with gravelled parking for two cars, small lawn area with border shrubs and side access to the rear of the property.

EPC Band Rating
Band C

Broadband
Standard broadband: Up to 17Mb (estimated speed: 11Mb)Fibre optic broadband: Up to 76Mb*data supplied by uSwitch

Stamp Duty
Old stamp duty cost: £22,000.00 New stamp duty cost:£17,500.00 You save: £4,500.00

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 Letting & Property Management 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 Letting & Property Management have not tested any services, equipment or facilities. Potential Tenants must satisfy themselves by inspection or otherwise.

Property Features :

• Detached Property
• Off-Street Parking & Garage
• Central Village Location
• Recently Refurbished
• Immaculate Throughout