Roundhill Farmhouse KELSTON • BATH

A beautiful and charming Grade II listed detached family house, well placed for excellent schools and communications.

Bath City Centre 3 miles • M4 (Junction 18) 10 miles • Bristol City Centre 10 miles Bristol Airport 17 miles (All distances and times are approximate).

Entrance Hall • Drawing Room • Dining Room Kitchen/Breakfast Room • Family Room • 2 Offices • Gym • Utility Room • Cloakroom

Master Bedroom En Suite • 5 Further Double Bedrooms • 2 Bathrooms

Gardens • Outbuildings

In all approximately 0.39 acres (0.16 hectares). Two acre field available by separate negotiation

Knight Frank LLP 4 Wood Street, Queen Square Bath BA1 2JG 01225 325999 [email protected] www.knightfrank.co.uk

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure. Situation The village of Kelston lies to the west and is close to the River Avon, lying within an Area of Outstanding Natural Beauty. The village has a traditional pub along with a wonderful sense of community and the property is within easy walking distance to the Kelston Roundhill on the Cotswold Way. Bath is close by which provides a wide range of cultural, leisure and shopping amenities as well as some superb restaurants. There are a huge range of sporting opportunities nearby including sailing, rowing and fishing on the Avon, whilst Bath provides excellent golf, cricket, rugby and racing within a short drive of Kelston. The area is well known for its excellent private and public schooling for boys and girls of all ages. Prior Park, Stonar, Monkton Combe, King Edwards, the Royal High School for Girls and Kingswood are all within easy reach and further afield are Badminton, Downside, Cheltenham, Marlborough, Millfield and St Mary’s Calne. Bath University is ranked in the Top 10 in the country by the Sunday Times. The property is well placed for commuting to Bristol and the M4 by car. High speed rail links are available from Bath Spa to London Paddington at a journey time from 90 minutes.

The House Roundhill Farmhouse was originally built in 1580 with later designs to the front of the house by Inigo Jones in 1870. This south facing property is Grade II listed with curtilage listed barns and originally formed part of the Kelston estate as did all of the properties in this quiet and secure farmstead neighbourhood. The house is in immaculate decorative condition both externally and internally where the layout, with modern services and traditional characteristics, combine to suit both contemporary family living standards and more formal entertaining. It has been the subject of much interest for locations and is currently used for magazine and corporate photo shoots. The current owners have lovingly restored the property with retention and enhancement of all of the original period features. The accommodation is sensibly arranged over two floors, offering practical and versatile family living space, with four separate entrances to the property. The house has ample living space on the ground floor with the kitchen/breakfast room lying at the heart of the house and the drawing room, dining room and family room leading off from the entrance hall. There is also two offices, gym, utility room and cloakroom on this floor. On the first floor is the spacious master bedroom with en suite bathroom, five further double bedrooms and two bathrooms. There is also apparently a hidden cellar; thought to link to the priest’s passage, but to date no entrance has been found. Outside The enclosed gardens have been landscaped to create different areas and are planted in a purple, blue and white scheme designed to flower throughout the year. There is a large private and secure garden to the rear which is mainly laid to lawn, in addition to a fruit orchard, citrus courtyard and vegetable garden. Far reaching and fine views are enjoyed over Kelston park and Manor, out to the Mendips and from the rear, to the black mountains on a clear day. The property benefits from a substantial cattle barn and milking parlour with open bays, both of which have the potential to be converted to additional versatile living space, studios and/or workshops subject to obtaining the necessary planning consents (outline design plans with local authority input have been created). There is parking for at least four cars on the gravel area at the front of the property Two acre field available by separate negotiation. Postcode Local Authority BA1 9AF Bath and North East Somerset Council Directions 01225 477000 / www.bathnes.gov.uk From Bath follow the Upper Bristol Road (A4) as far as the Weston pub then take the right turn at the lights towards the Royal United Hospital. At the mini roundabout, go straight over Council Tax onto Newbridge Hill (A431) and follow this road for just under 3 Band G miles. Roundhill Farmhouse will be found on your right.

Services Tenure Mains water, electricity and drainage. Oil fired central heating. We are advised that the property is Freehold. Fixtures and Fittings Viewings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are Strictly by prior appointment with the agent. specifically excluded from the sale. However, certain items may be available by separate negotiation. Reception Roundhill farmhouse Bedroom Approximate Gross Internal Floor Area Bathroom (No less than) 399 sq m / 4,082 sq ft Outbuildings (No less than) 189 sq m / 2,031 sq ft Kitchen/Utility Storage

Ground Floor First Floor

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the brochure.

Important Notice taken. Areas, measurements and distances given are approximate only. 1. Particulars: These particulars are not an offer or 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find word of mouth or in writing (“information”) as being factually accurate about the property, its condition out by inspection or in other ways that these matters have been properly dealt with and that all information or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations is correct. about the property, and accordingly any information given is entirely without responsibility on the part of the 4. VAT: The VAT position relating to the property may change without notice. agents, seller(s) or lessor(s). Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our 2. Photos etc: The photographs show only certain parts of registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Particulars dated: August 2014. Photographs dated: August 2014 the property as they appeared at the time they were 867087 01803 Design and Kingfisher Print