Rockliffe Avenue, Bath, BA2 6QP

Rockliffe Avenue is a peaceful location situated in the popular residential area of Bathwick and would suit anyone looking for city centre living. Located between the parks at Sydney and Henrietta Gardens, Sydney Gardens re-opened in 2022 with stunning tennis courts and play parks adjacent to the modern coffee shop at the Holburne Museum, Bath`s first public art gallery, and easy access to the River Avon and Kennet & Avon Canal. From here, a short walk down the wide pavements of Great Pulteney Street leads to the city centre.

Bath Spa train station is just over a mile away and the area also offers great schooling options including Bathwick St Mary and King Edwards, both within half a mile. The local Boating Station has a popular restaurant with local convenience shops on Bathwick Street for day to day requirements. Both The Curfew and the Pulteney Arms are quality public houses offering a great atmosphere on rugby matchdays.

A small entrance porch leads into a welcoming hallway with pine floorboards and staircase to the first floor. To the front, there is a bayed sitting room with gas fireplace and marble hearth and floorboards and an opening has been created to step down to the kitchen dining area. This is such a social area giving a feeling of space and relaxation. The kitchen was upgraded in 2018, and includes high quality silestone worktops with undermount stainless steel sinks, glossy off white kitchen units and integrated appliances. A door from the kitchen leads outside to the patio garden terrace with steps down to a lawn and raised shrub and plant bed. There is also a very handy cellar floor accessed from the ground floor hallway with plenty of storage. At the rear is a more formal dining room or play room with access onto the terrace and garden.

Upstairs is a lovely landing with stairs up to the loft conversion and three double bedrooms, a single fourth bedroom/work from home office and a nice bathroom. The stairs then lead up to the loft conversion.

The main bedroom on the first floor is to the front with a bay window and nice floorboards and next door is the smaller room that would be a great nursery of office. The other rooms are doubles and look out towards the river and view over the garden. On the top floor is a 2026 loft conversion with a good sized shower room. The view for the dormer is fantastic as you can see the river, trees and the Camden skyline. There is the benefit of a modern shower room making this perfect for guests or a teenager.

The walled front garden has a path to the front door and wisteria over the house. The rear garden is accessed from both the kitchen and rear reception room. This terraced garden includes a full width patio seating terrace with steps down to a lawn with raised shrub bed. The rear garden enjoys a pleasant and peaceful outlook towards the grounds of the boating station, green trees and a glimpse of the river.

The property benefits from easy residents` parking and sits within the Residents Parking Zone (RPZ) 10.

Agent`s note. A new EPC has been ordered for the property 6th November.

Entrance Stripped partially glazed wooden door with transom window to hall. Tiled painted floor. Double glazed front door.

Hallway - 20'9" (6.32m) x 5'2" (1.57m) Staircase to first floor with varnished banister and painted spindles. Pine floorboards. Door to cellar. Fixed glazing panels to understair cellar. Ceiling cornice. Picture rails. Radiator.

Sitting Room - 13'9" (4.19m) x 12'3" (3.73m) Double glazed windows to front bay. Pine floorboards. Gas fireplace with marble and stone hearths, wooden surround and mantel. Alcove shelves and cupboards. Wall light point. Ceiling cornice. Picture rails. Radiator. Opens to Kitchen Diner.

Kitchen Diner - 27'1" (8.26m) x 10'3" (3.12m) Double glazed window and velux window. Double glazed door to rear garden. Pine floorboards to dining area. Sealed fireplace with tiled hearth, wooden surround and mantel to dining area with shelved alcove cupboard to side. Picture rails to dining area. Silestone worktops with undermount stainless steel sinks and grooved drainer. Gloss white kitchen with pull out pantry cupboard, kitchen cupboards and drawers. Gas hob. Cooker hood. Electric oven. Integrated dishwasher and washing machine. Radiators to kitchen and dining area. Opens to sitting room.

Dining Room - 14'9" (4.5m) x 10'1" (3.07m) Double glazed French doors to rear garden. Cast iron period gas fireplace with slate hearth, wooden surround and mantel. Picture rails. Radiator.

Cellar - 15'5" (4.7m) x 4'6" (1.37m) Electric meter and consumer unit. Light point. Steps up to door to ground floor hallway.

First Floor Landing - 9'7" (2.92m) x 5'2" (1.57m) Landing on first floor. Stairs to bedroom 5.

Bedroom One - 15'7" (4.75m) x 10'5" (3.18m) Double glazed windows to front bay. Pine floorboards.. Fireplace opening with tiled surround, wooden mantel and stone hearth. Alcove shelving and cupboards. Radiator.

Bedroom Two - 14'9" (4.5m) x 10'3" (3.12m) Double glazed rear window. Pine floorboards. Cast iron period fireplace with tiled hearth. Curved wall with shelving. Boiler cupboard (Worcester). Built in cupboards. Picture rails. Radiator.

Bedroom Three - 10'2" (3.1m) x 10'2" (3.1m) Double glazed rear window. Pine floorboards. Painted cast iron period fireplace with tiled hearth. Radiator.

Bedroom Four/Office - 13'2" (4.01m) x 5'2" (1.57m) Double glazed front window. Built in wardrobe and cupboard behind door. Radiator.

Bathroom - 6'7" (2.01m) x 6'3" (1.91m) Double glazed side window. Fixed lantern window to roof. Vinyl flooring. Part tiled walls. White bath with fixed glass shower screen and hinged glass shower screen door. Fixed overhead shower and railed shower. White hand basin with drawers under. LLWC. Radiator. Wall mounted electric downflow fan heater.

Second Floor Landing - 7'9" (2.36m) Max x 4'11" (1.5m) Double glazed window to river views. Landing to Bedroom.

Bedroom Five - 9'1" (2.77m) Min x 8'1" (2.46m) Min Double glazed window with view to river and Camden. Upright radiator. Eave storage. Door to ensuite.

Ensuite - 6'2" (1.88m) x 5'7" (1.7m) Velux window. Shower cubicle. LLWC. Hand basin and vanity unit. Part tiled. Tiled floor.

Front Garden - 20'0" (6.1m) x 13'7" (4.14m) Wall to front with gated access to garden. Railings to side. Garden path to front door. Plant and shrub beds with brick borders. Established wisteria to front wall.

Rear Garden - 43'0" (13.11m) x 17'0" (5.18m) Walls to side and rear. Views to trees and river. Fence to side. Patio terrace accessed from both the kitchen and reception room. Steps down to lawn with raised shrub and flower bed. Shrubs. Water tap.

Notice Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.