Wansdyke Cottage Wansdyke Cottage Rectory Farm Lane Englishcombe Bath BA2 9DU

Situation Englishcombe is a small hamlet situated approximately three miles south of Bath. A country lane leads to the few houses located on the slopes of the Englishcombe Valley with wonderful views across the surrounding Duchy of Cornwall land. This rural location o ers excellent access to some of Bath’s fi nest schools and the City Centre. The City also has World Heritage status, excellent shopping and dining facilities, along with the Theatre Royal and many other attractions of note. All tastes are catered for with formal gardens, riverside and canal walks. Bath Spa railway station o ers high speed rail links to London Paddington (approximately 90 minutes) and Bristol International Airport is only 20 miles distant. Description Wansdyke Cottage is a detached family home offering a spacious 2,399 square feet of accommodation in a rural Bath setting, boasting glorious far-reaching views over open countryside. The well planned and presented accommodation is arranged over two fl oors providing excellent family living. The double height hallway has an attractive slate fl oor with a deep rear facing aspect window at the half landing point of the stairs, again with country views. The main reception room includes a fireplace and a part vaulted dining area with glazed roof to the rear. Doors open to the gardens with another door to the playroom, which could be used as an occasional guest bedroom. The well-appointed kitchen/breakfast room with limestone tiled fl oor and Aga also has a central island with ceramic hob. There is an integrated dishwasher and space for further appliances. Stylish wood panelled fl ooring is laid to the rear table area where a door opens to a family room/study. The first floor provides a superb master suite of a double aspect bedroom with dressing room and luxurious en suite bathroom. Three further bedrooms are complemented with a family bathroom. Outside Approached over a gated and paved drive leading to the attached, double width garage. The extensive gardens to the rear provide an attractive outlook over the formal lawns with shrub and planting surrounds and superb views over the open countryside beyond.

General Information Mains electricity and water. Oil ﬁ red central heating. Bath & North East Somerset Council. Council Tax Band F. Wansdyke Cottage, Englishcombe, Bath Approx. Gross Internal Area 2399 Sq Ft - 222 Sq M Double Garage Approx. Gross Internal Area 268 Sq Ft - 24 Sq M

Dining Area

Play Room 5.99 x 2.51m 19'8" x 8'3" Master Bedroom Sitting Bedroom 2 Bedroom 4 6.10 x 3.76m Kitchen/ Room 3.96 x 3.45m 3.76 x 2.44m Breakfast Room 20'0" x 12'4" 6.32 x 6.10m 13'0" x 11'4" 12'4" x 8'0" 7.54 x 3.96m 20'9" x 20'0"

Study 24'9" x 13'0" 14'9" x 8'4" 4.50 x 2.54m

Entrance Dressing Room Hall Bedroom 3 3.58 x 2.44m 3.96 x 3.35m 11'9" x 8'0" Double Garage 13'0" x 11'0" 5.05 x 4.93m 16'7" x 16'2"

First Floor

Ground Floor

01225 789333 The Property Misdescriptions Act 1991 The Agent has not tested any apparatus, equipment, fi xtures and fi ttings or services and so cannot verify that they are in working order or fi t for the purpose. A Buyer must obtain verifi cation from their Legal Advisor or Surveyor. Stated measurements are approximate and any fl oor plans for guidance only. References to the tenure of a property are based on information supplied by the Seller. The Agent has not had sight of the title documents and a Buyer must obtain verifi cation from their Legal Advisor. Nothing in these particulars is intended to indicate that any carpets, curtains, furnishings or fi ttings, electrical www.crispcowley.co.uk goods (whether wired or not), gas fi res, or light fi tments or any other fi xtures not expressly included form part of the property o ered for sale. Items shown in photographs are NOT included within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. Whilst we endeavour to 7 York Street, Bath BA1 1NQ make our sales details accurate and reliable, if there is any point which is of particular importance to you, please contact us and we will be pleased to verify the information. All property o ered subject to being unsold.

© Capture Property Marketing 2017. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Plan is for illustration purposes only. Not drawn to scale.