Lyncombe Hill, Bath, BA2 4PQ

An immaculately presented four bedroom Georgian townhouse with stunning panoramic views across the city.

Period features throughout across five floors of accommodation providing spacious family living. Just a short walk to the city centre, Bath Spa train station and highly regarded local schooling.

Description   A beautifully presented Grade II listed Georgian townhouse situated in the highly desired Lyncombe Hill area of the city.

The property sits in an elevated position affording stunning panoramic views across the east of the city taking in church spires and across to Solsbury Hill.

The property is immaculately presented and retaining all the period features you'd expect throughout.

The overall accommodation extends to over 3,000+ Sq.Ft and is arranged over five levels with four bedrooms, four reception rooms and two vaults for storage.

The garden is very well tended and stocked with differing seating area's to take in the views with an outbuilding to the rear.

An Ideal family home for those looking for easy pedestrian access to the city centre and train station, all levels of local schooling and panoramic views across the city.

Location   This property is located on Lyncombe Hill in Lyncombe which adjoins Widcombe.

Widcombe is a highly desired village on the southern edge of the city centre famed for its parade of independent shops.

The parade provides hairdressers, supermarket, coffee shop, newsagent off licence, renowned café/deli, butchers, vets, gift shop, takeaways, dentist, surgery, florist and three acclaimed public houses.

A contributing factor to the location's popularity is its proximity to the city itself and with Bath Spa station just under a 5 minute walk away.

You will also find the full range of highly regarded local schooling at every level. A short walk up Widcombe Hill and you find yourself on the Bath Skyline walk and its city views.

Likewise nearby Alexandra Park provides what some claim to be the best views of the city. Nearby you will also find access to the River Avon and Kennet & Avon canal.

Ground Floor   You enter into a spacious oak floored hallway which provides access to the drawing room, withdrawing room, study and cloakroom with separate WC.

The study room to the front aspect has a 16-pane sash window with wooden shutters, cupboards to the alcoves and large shelving unit.

The spacious drawing room is to the rear aspect with a beautiful period feature fireplace and 16-pane sash window with shutters providing those glorious far reaching views.

The drawing room opens up onto the withdrawing room by way of two wooden doors and is a good size room with 12-pane sash window to the rear aspect.

Carpeted Bath stone stairs with hardwood balusters and handrail lead from the hallway to the first floor and lower ground floor.

First Floor   To the first floor the landing provides access to two good size double bedrooms and family bathroom.

The bedroom to the rear aspect offers feature fireplace with two storage cupboards and a more elevated aspect of the panoramic view through the large 16-pane sash window.

Bedroom two is of similar size to bedroom one to the front aspect with storage cupboards.

The recently fitted family bathroom provides stand alone roll-top bath, large walk-in shower, washbasin and WC and wall mounted chrome heated towel rail. Stairs lead you up to the second floor.

Second Floor   On the second floor you find a further bedroom with space for a double bed, fireplace and plenty of eaves storage cupboards with a window to the rear aspect.

Lower Ground Floor   Stairs lead from the ground floor hallway down to the lower ground floor where the hallway provides access to the kitchen, dining room and door leading through to a further bedroom and bathroom.

The kitchen is fitted with modern wall and floor units with worktop, inset sink, integrated dishwasher and AGA oven.

Flagstone flooring throughout with access to a walk-in pantry cupboard and door leading out to the front aspect where you find two underground vaults.

Lower Ground Floor   The dining room is a great space for entertaining with feature fireplace with working log burner and storage cupboards with 16-pane sash window providing those far reaching views again.

A lovely old wooden door leads through to another small hallway with access to a bathroom, double bedroom and what you might call the 'Tradesman's entrance' leading to the external side passage.

Exposed stone stairs lead down from the hallway to a further room which is currently used as a games room with flagstone floor, feature fireplace and a door leading to the garden.

Externally   The rear garden is laid with stone slabs to the rear of the property making an elevated seating area.

You have lockable gate access from here along the side passage of the house to the front aspect.

Stone steps lead down to a stone chipped area surrounded by well established beds, shrubs and small trees.

Further stone steps lead you down to a lawn area with access to an open wooden frame outbuilding with pitched roof decked seating or dining area.

A great spot for dining or entertaining during the summer evenings. To the rear of the garden you find gated access to Forefield Rise.

Garage   The property owns a garage on a separate title deed adjacent to the house just down Lyncombe Hill.

Planning has been submitted and approved for: Alteration of flat roofed garage and rebuilding of same with a pitched roof.

The details for this planning can be found on BANES planning portal under ref: 24/03192/FUL. Currently the garage could be used for off-street parking but not ideal for storage due to lack of roof.

Large in size, not quite a double but large enough for one vehicle and further storage space. Tenure   Freehold Listing   Grade II (1395255) Early 19th century.

Services   Mains gas, electric, water and drainage. Stamp Duty   There could be £133,250 Stamp Duty payable upon completion.

EPC Rating   Band - D Council Tax   Band - G 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 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.