Combe Park, Bath Guide Price £1,600,000

A Victorian semi-detached house over three floors plus cellarage, built from Bath-stone in 1891-92. Overall space (excluding porch and loft) is 4,245 square-feet (394 square metres) on a plot of roughly 1/6th of an acre (650 square metres).

Entry through the recessed front door to the north side of the house leads to a roomy hallway with doors to double-living room which has two west-facing windows. Across the hall to the east is a downstairs W.C., and the dining room which, in turn, leads into the family room, kitchen and utility.  Downstairs rooms have mix of spotlights, centrally switched table-lamp sockets, ceiling lights, wall lights.  The family room has a double-glazed sliding picture window (3.0m wide by 2.0 m high) overlooking the garden that provides a number of "rooms" for relaxing.  The garden orientation is East and South and is sunny most of the day.  

From the hallway the central staircase leads both down to the cellars and up to the first-floor landing from which there is access to a rear study lit by a Velux sun-tunnel, the front master bedroom with a dressing room and shower room. This landing also gives access to the rear guest bedroom and en-suite shower room.

The stairs continue to the second-floor landing giving access to front bedroom three, and a further large day-room or fifth bedroom also at the front, and rear bedroom four a family bathroom with bath, shower and W.C.  There is also a separate W.C. on this floor.  Bedroom three has easy access to pre-installed water, electric and drainage connections - these are presently not commissioned but could easily be put into working mode if required in the future. 

The frontage has parking for four/five cars on a permeable gravel surface laid over a stabilising grid.  The front garden has a cold-water tap, several electric outlets and is bordered by a front hedge and by flower-beds and shrubs.

Exterior access to the rear garden is via a door in the side-garden wall. The rear garden has a paved patio immediately behind the garden-wall door. The rear garden and patios host numerous pot-plants and have several water and electric outlets. Stepping down into the rear stone-walled garden there is a small pergola, a greenhouse (installed late 2023), a potting shed, and well stocked planting areas with numerous unusual plants, a fig tree, several acers. At the bottom of the garden is a summer house, BBQ area and a further patio.

The house is in very good order throughout with all mains services connected, internet via 5G, recent gas & electric test certificates.  A water meter is fitted but could be removed until March 2026. Council tax is band G and the EPC is band C.

Underfloor heating (Finnish Uponor system) is installed throughout the ground floor, and radiators (U.K.Stelrad) on the upper floors, both fed by a new Worcester Bosch Greenstar 35cdi condensing boiler with a 210 litres hot water cylinder supplemented by two x 300 litres Global Water Solutions pressure-balancing tanks and a separately-piped circulating feed to ensure quick supply of hot water to the upper floors and the maintenance of stable water temperature when multiple baths/shower are used simultaneously. 

Overall sizes are ground floor 1569 sq. ft (145.8 m2), first floor 1216 sq. ft (113 m2), second floor 1093 sq. ft (101.6 m2), and cellars  366 sq. ft (34m2). There is a spacious insulated and boarded loft (accessed by loft ladder from the second-floor landing).

The house is located 5 minutes walk from the Chelsea Road shops, 15 minutes walk from Royal Victoria Park and its Botanical Gardens, and 40 minutes walk Bath Spa railway station from which there are trains to London Paddington every 30 minutes for a journey taking 75 minutes.  Bristol is accessible by car, train or bus and is only 12 miles distant.

The house was completely refurbished (under the close supervision of the present owners) to a high standard between mid 2016 and Easter 2017.  The planning and specification were compiled by a firm of architects and a structural engineer, to satisfy the present owners' specification.  Work was completed by a firm of professional builders liaising with Bath building control. 


Freehold title 
EPC rating C
Council Tax band G

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For your information, the Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Surveyor and or Solicitor. 

The Agent has not had sight of the title documents, so references to the Tenure of a Property are based on information supplied by the Seller. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may, in some cases, be available by separate negotiation.