Property description

A three/four bedroom barn conversion located in the Lower Swainswick/Larkhall area of Bath. The property, just 2 miles East of the heart of Georgian Bath, is quietly located down a no through road and has a garden that leads down to a stream, the Lam Brook. The house has an attractive open plan sitting/dining/kitchen area, three bedrooms (principal en suite), bathroom, utility/boot room, separate gym/bedroom with shower room, gardens and parking. The barn is part larch clad and part rendered with French Oak uprights under a slate tiled roof.
The impressive open plan kitchen/dining/sitting room is accessed from a bespoke Cedar clad door and has a striking vaulted ceiling with original restored beams and French Windows leading onto the raised rear deck. The custom-made German kitchen, which has a Corian worktop and breakfast bar, benefits from all Neff appliances; a fridge/freezer, dishwasher, oven, microwave-oven and induction hob. Throughout there is engineered oak flooring with under floor heating and the central heating system includes a high efficiency weather compensation boiler and high pressure hot water system. A hallway, with a partly exposed original Bath stone wall opens into two bedrooms, a bathroom and utility/boot room. The principal bedroom is upstairs and has built in wardrobes and an en suite shower room. There is a handy utility/boot room which has plumbing for a washing machine and space for a tumble dryer.
In addition to the main barn there is a separate larch clad one bedroom annex with a shower which is currently used as a gym, but could also be a bedroom, with Cat 6 networking, phone line, Sky plus connectivity, in addition to its own decked terrace and a hot tub. There is also a reclaimed timber workshop which has light and power. The property offers parking for 4/5 cars.

Steps from the deck area of the main house lead down to the Indian rainbow sandstone patio and Cotswold stone paths wind their way down the lawn into the wildflower meadow and on to the gravelled dining area which is surrounded by mature trees. There is also a rainwater harvesting system perfect for watering the garden.

Larkhall village has a thriving community with The Larkhall Deli, Goodies and Ma Cuisine, excellent butchers, and the farm shop sells locally grown fresh fruit and vegetables, and a Co-op and McColl’s, as well as St Saviours church, and St Saviours infant and junior schools. The Rose & Crown and Larkhall Inn pubs are popular, and The Rondo is a lively local theatre. Alice Park has a children’s play area, tennis courts and a great coffee shop. The centre of Bath is 2 miles away with a plethora of good bars and restaurants, shops, and galleries to visit, as well as very well regarded state and private schools. It is 2.1 miles to Bath Spa Railway station, with journeys to London in 70 minutes. Junction 18 of the M4 is approximately 10 miles north.

Tenure: Freehold
Council: Banes
Council tax: D
Utilities: Gas, electricity
Amenities

Barn conversion

Open plan kitchen/dining/living area

Three bedrooms

Studio/guest bedroom outbuilding

Garden

Parking

EPC Rating: D