13, Queen Square, Bath, BA1 2HN

Interested parties should contact Knight Frank Auctions for further information.

Description Occupying a prime position on the highly soughtafter south side of Queen Square, this exceptional Grade I listed Georgian townhouse offers an increasingly rare opportunity to acquire a home of historic importance combined with meticulous modern refinement, in the very heart of Bath.

Designed by John Wood the Elder and completed between 1728 and 1735, Queen Square marked the beginning of Bath's iconic architectural legacy and quickly became the centre of Georgian social life under Beau Nash.

Number 13 is also historically significant as an early residence of Jane Austen, during her time in Bath while writing Northanger Abbey.

Formerly the offices of Stone King Solicitors for just over 200 years, the property has been carefully and comprehensively restored by aps Homes, with interiors and bespoke kitchen by Woodhouse & Law.

The result is an elegant fusion of period detailing and contemporary craftsmanship, retaining original fireplaces, fine cornicing, sash windows and bespoke joinery throughout.

Arranged over five floors, the accommodation follows the classic Georgian townhouse plan.

The lower ground floor provides a beautifully appointed bespoke kitchen with Miele appliances, wine fridge and Modern Quartz worktops in Calacatta Gold, alongside informal dining and utility areas.

Original vaults have been retained for storage, with one converted into an impressive wine cellar, and a panelled winter garden/snug adds a further versatile living space.

The principal reception rooms sit on the first floor, with grand interconnecting drawing and withdrawing rooms overlooking Queen Square, offering lightfilled, elegant entertaining spaces.

The upper floors provide five bedrooms in total, including a generous principal suite and wellappointed family and ensuite bathrooms, all enjoying excellent natural light and refined finishes.

A particularly rare feature for a Georgian townhouse of this stature, the property benefits from a private garage providing secure parking for two vehicles, located discreetly to serve Queen Square, this offers invaluable convenience for central Bath living.

Residents also enjoy immediate access to the beautifully maintained gardens at the centre of Queen Square, enclosed by wroughtiron railings and laid to lawns, gravel paths and mature planting, with an obelisk forming a striking focal point.

Royal Victoria Park is just a short stroll away, providing 57 acres of green space, botanical gardens and leisure facilities.

Services: We are advised that the property is connected to mains electricity, water & drainage.

The heating system at Queen Square uses the latest in-space electric heating technology, combining smart functionality with classic design radiators.

The system features wireless and app-based controls, allowing each heater, to be programmed individually or grouped with others in a specific area.

This gives homeowners complete control over their heating, ensuring comfort and efficiency and the added economy option to heat only the areas in use.

Location Queen Square occupies one of the most prestigious and historically significant positions in the city of Bath.

Designed by John Wood the Elder between 1728 and 1735, it is widely regarded as one of the finest examples of Georgian town planning in Europe.

At the centre of the square, enclosed by elegant wroughtiron railings, are landscaped lawns, gravel walkways and a handsome obelisk erected in honour of Frederick, Prince of Wales.

Bath is a unesco World Heritage Site and offers an exceptional range of independent shops, restaurants, cultural attractions and leisure facilities, together with two highly regarded universities.

Royal Victoria Park, with 57 acres of open parkland and botanical gardens, lies just a short walk away.

The city also provides an excellent selection of state and private schools and benefits from a mainline rail service to London Paddington in approximately 75 minutes.

What3words: ///transmitted.bars.demand Occupancy Vacant Tenure Freehold The buyers fee is including VAT. This is only payable by the successful purchaser.

There are no costs to bidding for the property. Auction Details The sale of this property will take place on the stated date by way of and is being sold as Unconditional.

Binding contracts of sale will be exchanged at the point of sale. All sales are subject to the Common Auction Conditions and Extra General Conditions.

Auctioneer Fees and Deposit The following deposits and non-refundable auctioneer fees apply: • 10% deposit, subject to a minimum of £5,000. The deposit contributes to the purchase price.

• Buyer’s Fee- the value of this fee will be listed against the property details, inclusive of VAT.

The Buyer’s Fee does not contribute to the purchase price and will be considered as part of the chargeable consideration for the property in the calculation of stamp duty liability.

There may be additional fees contained within the Special Conditions of Sale, which can be viewed within the Legal Pack. You are strongly advised to read the Legal Pack carefully before bidding.

Additional Information: For full details about all auction methods and sale types please refer to the Auction Conduct Guide which can be viewed on the Knight Frank Auctions website.

This guide includes details on the auction registration process, your payment obligations and how to view the Legal Pack. Each property sold is subject to a Reserve Price.

The Reserve Price will be within + or – 10% of the Guide Price. The Guide Price is issued solely as a guide so that a buyer can consider whether or not to pursue their interest.

A full definition can be found within the Buyers Terms.