Herons High Street Bathford Bath BA1 7TH

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1 Herons High Street Bathford Bath BA1 7TH Price: 850,000

2 Floorplan

3 Introduction A light and spacious unique modern property in an idyllic and peaceful setting in Bathford with wonderful views towards Solsbury Hill. The property has been extended over the years to provide extremely versatile accommodation (with the potential to create a self contained annexe if required) and has been designed with particular care to optimise energy performance. 5 bedrooms, 2 with mezzanines providing useful sleeping or work areas Light and spacious kitchen/diner at the heart of the property with doors opening to terrace Large triple aspect sitting room with doors to additional decked terrace Landscaped gardens extending to approximately 2/3 acre adjoining woodland Internal area (including integral garage) approx. 2941sq ft/273 sq m

4 Location Herons is situated up a quiet private lane off the High Street in the sought after and picturesque village of Bathford. Wonderful views are afforded across the surrounding countryside towards Solsbury Hill. All your day to day amenities are on hand within the village to include a local community shop, village clubs, primary school, pub and church as well as frequent bus services to the City. Bathford lies on the fringe of the City of Bath, 4 miles East of the centre and within easy reach of Bradford On Avon also. Bath is a World Heritage City and is well renowned for its wide variety of shops, restaurants, sporting events, as well as its cultural and historical merit. It has highly regarded schools in both the public and private sectors to include King Edwards School, Kingswood School, The Royal High School for girls, Monkton Combe School, Prior Park College and Stonar. The setting is ideal for those looking for commuting access to Bath and Bristol and is well placed for access to the M4, either via the A46 or Junction 17 at Chippenham. Both Bath Spa and Chippenham railway stations offer regular services to London Paddington (90 minutes approximately from Bath Spa) and to the West Country.

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6 Outside The beautiful landscaped gardens wrap around the property and extend to approximately 2/3 of an acre and include woodland with a bespoke treehouse. The principal rooms all enjoy private terraces ideal for al fresco entertaining. There are 2 integral garages and ample driveway parking for numerous vehicles. Services We are advised that mains gas, electricity, water and drainage are supplied to the property. Particular attention has been taken to optimize energy performance of Herons. The property is fitted with PV panels for electricity and solar panels for water heating. (Further detail on this is available on request). Other key features include mechanical ventilation and heat recovery similar to that used in Passivhaus buildings and high performance double glazing. In addition the property is highly insulated with internal, external and cavity wall insulation and there is underfloor heating. There are 2 woodburning stoves that are run off the property s own and local wood supplies.

7 Energy Performance Certificate Useful Local Information Website Bath & North East Somerset Council Website including schools, council tax etc Directions Head out of the City eastwards on the A4 London Road. At the roundabout take the 3 rd exit onto the A4 Batheaston Bypass. At the Bathford roundabout take the 3 rd exit onto Bradford Road A363. Turn left onto Bathford Hill passing The Crown Inn on the right hand side. Continue up the hill and until you come to allotments on your left hand side. The property is up a private lane between Nos. 114 and 116 High Street on your right (opposite the allotments).

8 Crown Copyright. All rights reserved. License number APPOINTMENTS TO VIEW AND ALL NEGOTIATIONS MUST BE CONDUCTED THROUGH THE AGENTS. These particulars do not constitute, nor constitute any part of, any offer or contract and all statements made herein are made without responsibility on the part of Pritchards or the Vendor. Any intending purchaser should satisfy themselves as to their correctness. The Vendor does not make nor give, and neither Pritchards nor any person on their employment has any authority to make or give, any representation or warranty in relation to this property. These particulars are supplied on the understanding that all negotiations are conducted through the agents above. REF169/MT/DRAFT