Hansford Square, Combe Down, Bath, BA2 5LH

A nicely presented three bedroom semi-detached family home in this highly desired residential square. Could benefit from a refurb throughout coupled with the ability to extend (STPP).

Beautiful 165' foot level garden with garage and driveway parking and sold with no onward chain. Description   A three bedroom semi-detached family home in the highly desired Hansford Square.

A much loved home and immaculately maintained it offers any buyer the potential to refurb and extend.

A beautiful level 165' garden also houses a stone built garage with the benefit of a separate room to the rear which could easily be converted to a home office.

Driveway parking for a number of vehicles and close to all local amenities and every level of schooling. Sold with no onward chain.

Accommodation   You enter into the hallway which provides access to the sitting room, dining room, kitchen, utility cupboard and stairs to the first floor.

The sitting room is a light room with large bay window to the front aspect and feature fireplace with decorative ceiling rose and wooden flooring.

The dining room is a good size with wall mounted gas fire, wooden flooring and sliding glazed door access to a sunroom to the rear aspect.

The kitchen is compact and fitted with wall and floor units with worktop, inset sink and space for appliances.

A door leads to a small hallway which gives access to a WC and storage cupboard with a further door to the garden.

First Floor   The landing leads to two double bedrooms, single bedroom, family bathroom and separate WC.

Both double bedrooms provide floor to ceiling built-in wardrobes with the rear aspect bedroom also offering lovely far reaching views.

The family bathroom is fitted with bath and wall mounted shower, washbasin and airing cupboard.

Externally   The level rear garden is 165' in length, laid to lawn with established beds, shrubs and small trees.

Offers plenty of opportunity for an external home office as others have in the square. Alternatively the garage provides an additional room to the rear which could easily be converted into an office.

The garage is of breeze block construction with stone tiled roof and electric fob operated door. There is driveway parking along the side aspect for three vehicles.

Extension Potential   The current owners have architect drawings available for potential planning submission.

This includes a 4m deep single storey extension to the rear of the property to create an open plan kitchen diner and conversion of the garage.

Tenure   Freehold Services   Mains gas electric, water and drainage. 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...

Amenities   Locally there is an abundance of amenities with doctor's surgery, Bath BMI Clinic, dentist, pharmacy, highly reputed car garage, award winning delicatessen, fish and chip shop, hair salon, builders merchants, beauty therapist, bakery and Co-op/Nisa 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...

Stamp Duty   There could be £21,250 Stamp Duty payable upon completion.

EPC Rating   Band - C Council Tax   Band - E Viewings   This property is marketed by TYNINGS Ltd as a joint sole agent and viewings are strictly by appointment only.

All viewings are accompanied and by prior arrangement. Please contact Nicola or 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.