Combe Grange

Bath, BA2 7HL Combe Grange Bath, BA2 7HL An outstanding and recently renovated Grade II Listed Georgian detached house with breath taking views over Monkton Combe and the Midford Valley

Combe Grange Entrance Hall • Drawing Room • Dining Room • Sitting Room Kitchen/Breakfast Room • Utility Room • Boot Room • Cloakroom

Master Bedroom with 2 En Suites and Dressing Room 6 Double Bedrooms, 1 with En Suite • Family Bathroom • Shower Room Laundry Room • Ironing Room

Front & Rear Gardens • Car Port • Parking for Several Cars

In all approximately 1.01 acres

The Stables Entrance Hall • Kitchen • Dining Room • Sitting Room • Cloakroom

4 Bedrooms • Bathroom

Garden • Parking

Bath City 2 miles • Bath Spa Station 2 miles (London Paddington 90 minutes) • 12 miles to M4 J18 (All distances are approximate) Situation Combe Grange is situated in Shaft Road which runs between Claverton Down and Monkton Combe. It is close to the city and offers easy access to Bath Spa Station which provides high speed rail links to London and the West. Combe Down village is nearby which offers a range of amenities including a delicatessen/cafe, a pub, a Co- op, a doctors and a dentist. The city of Bath is a cultural hub in the region with its world famous Roman Baths. Only 2 miles away, the city provides first class shopping, education and leisure facilities. There is also a huge range of sporting opportunities in and around Bath including golf, cricket, horse racing and rugby, together with hunting in the Avon Vale and The Beaufort. Schools, both in the private and state sector for boys and girls of all ages, are renowned for their quality. Prior Park College, Monkton, King Edwards, The Royal High, Kingswood, Stonar, Beechen Cliff, Hayesfield and Ralph Allen are all within easy reach. Further afield are schools such as Badminton, Downside, Cheltenham, Marlborough, Millfield and St. Mary’s Calne. Bath University is ranked in the top ten in the country by the Sunday Times. Combe Grange Combe Grange is an impressive Grade II listed double fronted detached house with a detached former stable block which is now a four bedroom house with its own separate access and garden. Believed to date from the early 19th Century and once part of The Combe Grove Estate, the house is ideally situated on the edge of Bath within a conservation area and boasts spectacular panoramic views over Monkton Combe and the Midford Valley.

The house is approached through wrought iron electric gates which lead on to a large driveway with a large newly built Heritage timber car port housing up to 4 cars. There is also a footpath, accessed via a pedestrian gate, lined with beautiful David Austin scented roses which leads from Shaft Road to the entrance of Combe Grange. The house has been completely renovated and refurbished by the owners to a high standard which has created an exceptional family home with spacious flexible accommodation arranged over three floors. The new contemporary design complements the original period features of this Georgian property which include flagstone floors, fireplaces, sash windows and shutters. All the rooms at the front of the house have wonderful views through large sash windows which let light flood in. Situated off the grand entrance hall which features solid oak parquet flooring, is a stone cantilever staircase leading to the first and second floors. The light and airy drawing room also flanks the entrance hall as does the dining room and the utility room. The kitchen/breakfast room and sitting room are situated at the end of the hall. Featuring Mandarin Stone Limestone floor tiles with underfloor heating, these rooms are the hub of the house, ideal for family living and entertaining. French doors in the kitchen open out on to a large terrace area ideal for al fresco dining, which in turn gives access to the front and rear gardens.

The impressive master suite is on the first floor and has the benefit of “his and hers” en suite bath and shower rooms and a large dressing room area. There are 3 further double bedrooms on the first floor , a family bathroom, a laundry room and an ironing room. There are three more double bedrooms on the second floor, one of which has an en suite, there is a separate shower room. All three first floor bathrooms have under floor heating. Gardens and Grounds Combe Grange sits in a south facing, elevated position with panoramic views over Monkton Combe and the Midford Valley. The rear garden is mainly lawned and surrounded by a variety of mature trees. A recently planted vegetable garden with raised beds can be accessed via French doors leading from the kitchen. The beautifully landscaped front garden is mainly lawn bordered by a beech hedge and clipped box with a variety of perennial plants and roses. The Stables The Stables is offered as additional accommodation to Combe Grange and is ideal to house extended family or to let out for additional income. The property is accessed via a separate rear driveway which leads to a private courtyard garden area. The entrance to The Stables is off the courtyard and completely concealed from the main house. The spacious accommodation which includes a kitchen, dining room, sitting room, four bedrooms and a bathroom. There is access to the courtyard garden from the sitting room through French doors. Directions (BA2 7HL) From Bath proceed on the A3062 Prior Park Road, leading into Ralph Allen Drive. At the junction at the top of the hill at the roundabout turn left then take the 2nd right into Shaft Road. After approximately 0.5 miles you will come to a sharp left bend. Combe Grange is shortly after this on the left hand side just as the view opens up across open fields along the valley on the right. Combe Grange Bath APPROXIMATE GROSS INTERNAL FLOOR AREA (No lessCombe than) Grange, 753 sq.m (8,115Shaft Road,sq.ft) Bath, BA2 7HL N Including The Stables Approx. Gross Internal Area Bedroom 6 15'11" x 15'2" Carport8115 Sq Ft - 753 Sq M 4.85 x 4.62 47 sq.m (516(Including sq.ft) The Stables) Car Port Car Port Approx. Gross Internal Area 31'0" x 16'8" 9.45 x 5.08 516 Sq Ft - 47 Sq M Bedroom 7 Bedroom 5 15'10" x 15'0" 15'11" x 15'0" 4.83 x 4.57 4.85 x 4.57

10.21 x 2.87m 33'6'' x 9'5'' Second Floor

4.88 x 4.57m 12'2" x 6'7" 16' x 15' Dressing Room 3.71 x 2.01 27'10" x 8'4" 8.48 x 2.54

Bedroom 4 Void 3.12 x 2.26m Kitchen/ Utility Breakfast Room Room 10'3'' x 7'5'' 27'3" x 15'11" 11'0" x 5'8" 3.35 x 1.73 Cellar 8.31 x 4.85

Kitchen 3.43 x 2.82m Utility Sitting Room Bedroom 1 11'3'' x 9'3'' Bedroom 3 Room 17'10" x 12'11" Bedroom 4 25'7" x 13'2" 3.48 x 2.54m 10'11" x 8'11" 5.44 x 3.94 7.80 x 4.01 3.33 x 2.72 15'10" x 15'4" 11'5'' x 8'4'' 15'10" x 15'4" 4.83 x 4.67 4.83 x 4.67 Dining Room Bedroom 2 4.72 x 3.30m 3.45 x 2.95m 15'6'' x 10'10'' 11'4'' x 9'8''

First Floor Ground Floor

Ground Floor (The Stables) First Floor (The Stables)

Living Area/Reception

Kitchen/Utility © Capture Property Marketing 2012. Drawn to RICS guidelines. All Measurements are approximate and should not be relied on as a statement of fact. Combe Grange Plan is for illustration purposes only. Not drawn to scale. Bedroom/Dressing Room

Bath Bathroom/WC

APPROXIMATE GROSS INTERNAL FLOOR AREA Vaults/Storage Important Notice: This plan is not to scale (unless specified), is for guidance only and must not be relied upon as a statement of fact. (No lessCombe than) Grange, All measurements and areas are approximate only (and have been prepared in accordance with the current edition of the RICS Code of Terrace/Outside Space Measuring Practice). Please read the Important Notice on the last page of text of the particulars. © Capture Property Marketing 2016. 753 sq.m (8,115Shaft Road,sq.ft) Bath, BA2 7HL N Including The Stables Approx. Gross Internal Area Bedroom 6 15'11" x 15'2" Carport8115 Sq Ft - 753 Sq M 4.85 x 4.62 47 sq.m (516(Including sq.ft) The Stables) Car Port Car Port Approx. Gross Internal Area 31'0" x 16'8" 9.45 x 5.08 516 Sq Ft - 47 Sq M Bedroom 7 Bedroom 5 15'10" x 15'0" 15'11" x 15'0" 4.83 x 4.57 4.85 x 4.57

10.21 x 2.87m 33'6'' x 9'5'' Second Floor

4.88 x 4.57m 12'2" x 6'7" 16' x 15' Dressing Room 3.71 x 2.01 27'10" x 8'4" 8.48 x 2.54

Bedroom 4 Void 3.12 x 2.26m Kitchen/ Utility Breakfast Room Room 10'3'' x 7'5'' 27'3" x 15'11" 11'0" x 5'8" 3.35 x 1.73 Cellar 8.31 x 4.85

Entrance Bedroom 3 Hall Bedroom 2 Drawing Room Dining Room 15'11" x 14'11" Boot 15'10" x 14'11" 17'5" x 14'11" 17'4" x 14'11" 4.85 x 4.55 9'8" x 9'4" 4.83 x 4.55 Sitting Bedroom 1 5.31 x 4.55 5.28 x 4.55 Room 2.95 x 2.84 Room 4.75 x 3.61m 5.21 x 3.50m Ordnance Survey © Crown Copyright 2021. All Rights Reserved. 15'7'' x 11'10'' Licence number 100022432 17'1'' x 11'6'' Ordnance Survey © Crown Copyright 2021. All Rights Reserved. Plotted Scale - 1:1000. Paper Size - A4 Licence number 100022432 Tenure Fixtures and Fittings Plotted Scale - 1:25000. Paper Size - A4 First Floor Ground Floor Freehold. All those items regarded as tenant’s fixtures and fittings,

Ground Floor (The Stables) First Floor (The Stables) together with the fitted carpets, curtains and light fittings, are Local Authority specifically excluded from the sale. However, certain items Bath and North East Somerset - 01225 477000. may be available by separate negotiation. Living Area/Reception

Kitchen/Utility © Capture Property Marketing 2012. Drawn to RICS guidelines. Viewings All Measurements are approximate and should not be relied on as a statement of fact. Council Tax Plan is for illustration purposes only. Not drawn to scale. Combe Grange: Band H. Strictly by prior appointment. Bedroom/Dressing Room The Stables: Band F. Bathroom/WC

Fixtures and Vaults/Storagefittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part Services of one. You should not rely on statements by Knight Frank LLP in the particularsImportant or by word ofNotice: mouth Thisor in writingplan is (“information”) not to scale as (unless being factually specified), accurate is forabout guidance the property, only its and condition must ornot its value.be relied Neither upon Knight as Franka statement LLP nor anyof fact. joint agent has any authority to make any representations about the property, We are advised that mains gas, electricity and water are and accordingly any information given is entirely without responsibility on the partAll measurements of the agents, seller(s) and orareas lessor(s). are approximate2. Photos, Videos only etc: (and The photographs,have been preparedproperty videos in accordance and virtual viewings with the etc. current show only edition certain of parts the RICSof the Codeproperty of as they appeared at the time they were taken. Areas, measurements and distances given Terrace/Outside are approximate Space only. 3. Regulations etc: Any reference to alterationsMeasuring to, or Practice). use of, any Please part of the read property the Important does not mean Notice that on any the necessary last page planning, of text building of the regulationsparticulars. or ©other Capture consent Property has been Marketing obtained. A 2016. buyer or lessee must find out by inspection or in other ways that these matters connected. have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated February 2021. Photographs and videos dated February 2021. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. 01225 325 999 01225 474 500 4 Wood Street, Queen Square Edgar House, 17 George Street Bath, Somerset, BA1 2JG Bath, BA1 2EN [email protected] savills.co.uk

020 7861 1717 020 7016 3822 Hamish Humfrey George Nares Country House Department Savills Country Department [email protected] [email protected]