9, The Batch, Bath, BA1 7DR

Situated on the desirable outskirts of Bath, this exceptional Grade II Listed Georgian residence offers an abundance of character, period charm and views across the surrounding countryside.

Constructed in the mid-18th Century from locally quarried honey-coloured Bath stone and set beneath a traditional Cotswold stone tiled roof, the property is both architecturally striking and beautifully proportioned.

Impressive sash windows grace the front elevation, while windows to the southern aspect frame far-reaching views across the Avon Valley.

A reception hall is flanked by two reception rooms positioned at the front of the house. Both rooms enjoy high ceilings and period fireplaces.

To the rear lies the heart of the home: A superb open-plan kitchen, dining and family room designed with modern living in mind.

A striking Bath stone fireplace with wood-burning stove forms a natural divide between the kitchen and dining area, creating a warm focal point, ideal for entertaining.

Double doors open directly onto the garden, seamlessly connecting indoor and outdoor living. Practical additions include a separate utility room, cloakroom/WC and access to the cellar.

Arranged over the first, second and top floors are five generous bedrooms.

The principal suite is particularly impressive, featuring a dressing room, en-suite bathroom and direct access to a charming stone terrace/garden room leading to the upper garden, a perfect private retreat.

An alternative principal bedroom is also located on the first floor, along with an additional sitting room with delightful rooftop views across to the surrounding hills.

Three further well-proportioned bedrooms and a third bathroom provides flexible accommodation ideal for family living and guests.

Outside The gardens and grounds have been thoughtfully arranged to capitalise on the property’s elevated position.

The house is approached via a private driveway leading to a detached double garage and ample parking.

Positioned centrally within its plot, the property enjoys a wonderful sense of space and privacy, surrounded by a variety of beautifully defined garden areas.

An enclosed south facing garden has a level lawn bordered by flower beds with a central pond; a wonderful Bay tree provides evergreen structure.

Leading directly from the open-plan kitchen is an attractive pennant stone terrace, perfectly designed for alfresco dining and summer gatherings, enclosed by tall stone walls that create a sheltered backdrop for climbing plants.

Steps rise to the upper garden, where a further level lawn takes full advantage of the outlook, there is also a vegetable garden.

In addition, a substantial outbuilding, formerly housing an indoor swimming pool offers excellent potential for refurbishment or conversion, subject to the necessary consents.

This versatile space could provide a superb home office.

Situation Batheaston lies just over two miles from Milsom Street in the centre of Bath, offering the rare advantage of village-style living within easy reach of the city.

Often described as a “village within a city”, this thriving and well-connected community provides an excellent range of everyday amenities, including a highly regarded primary school, village pub, doctors’ surgery, pharmacy, vets, dentists, hairdressers, local shop, and the popular café, Gather.

The surrounding countryside is a particular highlight.

A scenic cycle path runs from the village across open meadows to the canal, linking with the towpath towards Bath and Bristol in one direction, and Warleigh Weir and Bradford-on-Avon in the other.

There is easy access to the neighbouring village of Bathampton by crossing one of two bridges, by road and foot, over the Avon.

Nearby are the very popular riverside Bathampton Mill restaurant and bar and the George pub on the canal side. There is also a very good primary school in Bathampton.

Larkhall is also nearby offering a local theatre, well-regarded schools, butcher, grocers, delicatessen, and a French bistro.

This superb setting is perfect for those seeking the balance of countryside living with convenient access to the cultural, educational, and retail amenities of Bath.

For commuters, there is straightforward access to Junction 18 of the M4 motorway, while Bath Spa railway station provides high-speed rail services to London Paddington and beyond.

Property Ref Number: Ham-63631 Additional Information Local Authority: Bath and North East Somerset Council. Council Tax Band G. Services: All mains connected.