A spacious three bedroom semi-detached family home. Immaculately presented throughout, with garage and driveway parking. Set on a corner plot it has approved planning permission to extend the accommodation.

Description
You enter the property into an entrance porch which leads you through to a hallway with access to the dining room, sitting room, kitchen and stairs to the first floor. The sitting room provides feature gas fireplace, sliding glazed doors to the rear garden and has been opened up onto the dining room with wooden glazed doors separating the two rooms. The dining room is ample for family dining and opened up onto the sitting room it provides spacious family living space. The kitchen in its original format is relatively compact but well equipped with modern units and integrated appliances and small breakfast table area. This is one area which could be opened up onto what is currently the sitting room to create a more modern open plan kitchen diner. The kitchen leads to a small utility room at the rear aspect that provides access to the rear garden. Separate WC. To the first floor you find two spacious double bedrooms, a good size single bedroom and family bathroom. Externally being on a corner plot the south facing garden encircles the house. To the rear and side aspect a lawn garden with established beds and shrubs and to the front a raised stone chipped bed with path leading to the front gate. To the rear a wooden gate leads to the detached garage, with EV charging point, and off-street parking. Plenty of potential here as this property would benefit from the approved extension and a potential loft conversion which could provide some far reaching countryside views.

Location
Combe Down sits on a level ridge approximately 1.25 mile (2 km) to the south of Bath city centre. It sits at an altitude of 500ft and hence has always been renowned for its clean air quality with many moving from the city for this reason. The village is adjoined to the north by large areas of natural woodland with public footpaths offering stunning panoramic views overlooking the city and equally gratifying views of the Cotswold (AONB) valleys to the south.There is simply no other village like it on the outskirts of the city with such a wide range of local amenities and schooling. This makes it a very popular place for families and those looking for an area with a rural feeling but still within walking distance of the city. You will find every level of schooling in the local vicinity with three nurseries, two academy primary schools, Ralph Allen academy senior school and two independent schools in Prior Park and Monkton Combe, both with pre-prep, prep and senior schools. There is also Threeways School which provides for special education needs from ages 4 to 19 years.

Locally there is an abundance of amenities with doctor's surgery, Bath BMI Clinic, dentist, two pharmacies, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Co-op mini-markets. On the western edge of the village is a Tesco Express with petrol station and a large Sainsburys supermarket can also be found in neighbouring Odd Down. Nearby you will also find the excellent country club spa hotel Combe Grove Manor, which provides fine dining, gymnasium, spa treatments, swimming facilities and tennis courts both indoor and outdoor. There is also a new development being built in the village called Mulberry Park. An award winning development of 700 new homes and currently becoming one of Bath's finest, new residential communities. With a new primary school, children's nursery, cafe and state-of-the-art leisure and business facilities, with further amenities to follow, Mulberry Park will also build Bath's first new park for 100 years.The local bus service provides quarter hourly services during the day into the city. For the walkers among you Bath Spa station is a shade over 1.2 mile from the village and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' nearby.

Entrance Porch
Spacious stone built porch with space to hang coats, wall mounted Vaillant combi boiler, tiled floor, double glazed UPVC door to the front aspect, further glazed doors providing access to the entrance hallway.

Entrance Hallway
Stripped and stained wooden floor boards, mains smoke alarm, under stairs storage cupboard, radiator, doors to the living room, dining room, kitchen, cloakroom and access to the first floor accommodation.

Kitchen/Breakfast Room
With a range of quality wall and base kitchen units with solid oak work surfaces, integrated Neff gas oven with four ring gas hob and extractor hood over, integrated microwave, integrated Neff dish washer, radiator, small wooden breakfast bar, spot lights, coving, double glazed window to the side aspect overlooking the side garden, access to the utility room.

Utility room
Furnished with some wall and base kitchen units with work surfaces and an integrated sink, space for a washing machine, double glazed UPVC door providing rear access to the garden.

Cloakroom
White suite which includes a wash hand basin & low level w.c, radiator, coving, spot lights, double glazed opaque window to the side aspect.

Living Room
Carpeted. Feature gas fireplace with wooden and tiled surround/hearth. Sliding glazed doors to the rear garden. Wall mounted radiator. Access to hallway. Wooden glazed doors to the dining room.

Dining Room
Wood effect flooring. Double glazed uPVC window to front aspect. Wooden glazed doors to lounge. Access to hallway. Wall mounted radiator.

First Floor Landing
Neutral carpet throughout, double glazed window to the side aspect, loft hatch, access to three double bedrooms and a family bathroom.

Bedroom One
Good quality neutral carpet throughout, double glazed window to the front aspect, radiator, built in double wardrobe with hanging rail, further s built in storage cupboard wit shelves, coving.

Bedroom Two
Quality neutral carpet throughout, radiator, triple wardrobe with hanging rail and storage shelves, television point, telephone point, coving, double glazed window to the rear aspect.

Bedroom Three
Double bedroom with neutral carpet throughout, double glazed window to the side aspect, radiator, coving.

Family Bathroom
White bathroom suite which includes a bath with electric shower and glass shower screen over, low level w.c, wash hand basin, spot lights, extractor, inbuilt storage airing cupboard, radiator, shaver point, wall mounted mirror.

Externally

Rear Garden
Mainly laid to lawn with established beds, shrubs and small trees. Stone slab patio area to the rear of the house. Wooden gate to the garage at the rear and similar to the front garden.

Front garden
Landscaped stone chip beds with stone path leading to the wrought iron front gate. Established hedge, shrub and conifer tree.

Garage
Detached stone built garage with pitched tiled roof and guttering. Aluminium up and over door. Power and light. EV charging point. Driveway to the front.

Planning Permission
Planning permission approved in November 2022 for: Erection of two storey side extension and single storey rear extension.All documents can be viewed on the BANES planning portal under: Planning Application Reference: 22/03761/FUL

Broadband
Standard broadband up to 17Mb (Estimated 12Mb)Fibre optic broadband up to 276MbVirgin superfast broadband has also recently been installed in the village.*uSwitch

Stamp Duty
There could be £19,250 Stamp Duty payable upon completion.

Council Tax
Band - D

EPC Rating
Band - D

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 us and ask for Ben 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.

Council Tax Band: D
Tenure: Freehold