Horsecombe Grove, Combe Down, Bath BA2


5 Bedrooms
5 Bathrooms

A beautifully presented five double bedroom detached family home. Providing over 2,500 Sq.Ft of accommodation and immaculately presented throughout. Set on a good size level plot in a highly desired peaceful cul-de-sac location.


Berries is an immaculately presented, double fronted, five bedroom detached home. You approach the property through large wrought iron gates and across the ample stone chipped driveway to a path to the front door. Once inside the hallway you immediately notice the beautiful French oak wooden flooring which is laid throughout the entire ground floor. The hallway provides access to all ground floor rooms and stairs to the first floor. The sitting room is a comfortable open space with open fire and seating to the rear aspect overlooking the garden. Glazed doors lead you through to a glorious light living room with large vaulted roof lantern. This is the real hub of the house with the whole space opened up onto a large dining area and through to the kitchen making it perfect for entertaining or family life. The kitchen is well equipped and a door from here leads to a large utility room with space for appliances and door to the rear garden. Back to the hallway and you find a large study, two good size double bedrooms and a shower room. This arrangement could offer a perfect solution for those looking to downsize with a need to have accommodation on the ground floor. A wooden balustrade staircase winds up to the first floor landing which provides access to three bedrooms and family bathroom. The master bedroom is very spacious with ensuite shower room and a dressing room. There are two further double bedrooms and a family bathroom with stand alone roll-top bath at this level. Externally the large level gardens encircle the house with the read garden being laid to lawn with established beds and small trees with small summerhouse and wooden shed. The front garden provides lawn area with beds and shrubs with large stone chipped driveway and wooden built car-port. A deceptively spacious and immaculately finished home which would suit downsizers and the family market alike.


This property is located on the southern slopes of the city of Bath in the highly desired village of Combe Down. Combe Down's rewarding valley top position provides stunning panoramic views of the city to the north with equally gratifying views of the Cotswold valleys to the south. The surrounding area cultivates ancient woodland which is the home of unique and local flora and fauna. The village itself has a very high sense of community spirit and self sufficiency. With local amenities providing every level of schooling and childcare, dentists, pharmacies and 'outstanding' surgery. Combe Down Surgery has been rated as outstanding in the latest Care Quality Commission (cqc) inspection, the only surgery in Bath to have this rating. Also within the village there is a highly reputed car garage, award winning delicatessen, hair salon, beauty therapist, bakery, hardware store and Co-op mini-market. Locally a Tesco Express with petrol station and a large Sainsburys supermarket can also be found. Every level of schooling can be found in the local vicinity with three nurseries, Academy primary school, Ralph Allen senior school and three independent schools in Prior Park, Monkton Combe and Paragon. Nearby you will also find the excellent country club Combe Grove Manor, which provides fine dining, gymnasium, swimming facilities, golf range and tennis courts. The local bus service is in close proximity providing half hourly services into the city. For the walkers amongst you Bath Spa station is a shade over 1.5 mile from the property and you are also afforded a plethora of countryside walks into an 'area of outstanding natural beauty' minutes from the village itself.

Ground Floor Accommodation

Entrance Hallway

Solid French oak flooring throughout, tongue and groove wooden panelling, coving, mains smoke alarm, under stairs storage cupboard, radiator, double glazed window to the front aspect, doors to two double bedrooms, shower room, study, two sittings rooms and further open plan living accommodation. Stairs to the first floor accommodation.

Bedroom One

Dual aspect bedroom situated to the front of the property with garden views, French oak floor throughout, radiator, coving, ample storage space.

Bedroom Two

French oak flooring throughout, double glazed window to the front aspect, radiator, coving.

Shower Room

Large walk in cubicle shower with mains operated waterfall shower, low level w.c, wash hand basin, chrome ladder radiator, spot lights, tiled floor, extractor fan.


French oak flooring throughout, radiator, telephone point, double glazed window to the side aspect, coving.

Sitting Room

Versatile room that could be used as one large reception room or two. French oak flooring throughout, double glazed window to the side aspect, fire place with open fire a grate, coving, radiators, large double glazed windows to the rear aspect overlooking the rear garden, television point, double glazed full length French doors opening into the open plan kitchen diner.

Living Room

Situated to the rear of the property overlooking the garden, with two full length double glazed patio doors opening into the garden, French oak flooring throughout, spot lights, double glazed roof with tinted uv screen, ample seating and dining space, open access to the kitchen.

Kitchen/Dining Room

Beautifully presented high spec kitchen with a range of wall and base kitchen units, space for fridge freezer, ceramic sink, integrated Siemens dishwasher, Britannia range cooker with five ring gas hob and extractor fan over, French oak flooring, two designer radiators, designer splash back, coving, open access to the dining area with ample room for a large table and further storage, access to a separate utility.

Utility Room

With a range of wall and base kitchen units, single stainless steel sink, tiled splash back, space for a large freezer, space for a washing machine, space for a tumble dryer, wall mounted Valiant combi boiler, radiator, solid wooden stable doors providing access to the gardens.

First Floor Accommodation


Spacious with neutral carpet throughout, wooden balustrade, wall mounted thermostat, large double glazed window to the rear aspect, radiator, mains smoke alarm, coving, doors to three double bedrooms, en-suite, dressing room and family bathroom.

Master Bedroom

Neutral carpet throughout, radiator, double glazed window to front aspect, ample storage to the eaves, loft access, further access to the dressing room and en-suite.


Large walk in shower cubicle with mains rainfall shower, low level w.c, designer wash hand basin, tiled floor and walls, double glazed Velux window, spot lights.

Dressing Room

Ample wall to wall hanging rails, further space for storage, spot lights, large double glazed window to the front aspect.

Bedroom Two

Situated to the rear of the property, double glazed windows, radiator, neutral carpet, spot lights.

Bedroom Three

Neutral carpet, radiator, double glazed window to the front aspect, spot lights, small storage area to the eaves.

Family Bathroom

White bathroom suite which includes a free standing bath, low level w.c, wash hand basin, tongue and groove panelling, double glazed Velux window, chrome ladder radiator, mounted wall to wall bathroom mirror, extractor fan, spot lights, tiled floor.

Front Garden

Large stone chipped driveway . Timber framed and panelled car port with felt roof. Lawn areas with established beds, shrubs and small trees. Stone slab path leading to the front of the property. Access to the rear garden.

Rear Garden

Westerly aspect and laid to lawn with small stone chipped seating area. Established beds with shrubs and small trees. Wooden built shed and summerhouse.


Standard broadband available up to 17Mb
(Estimated 17Mb) Fibre optic broadband available up to 76Mb
Virgin Super Fast Broadband also available.

Stamp Duty

You will have to pay £63,750.00 in Stamp Duty.
Your effective stamp duty rate is 5.31%.

EPC Rating

Band - D

Council Tax

Band - F


This property is marketed by tynings Ltd as a sole agent and viewings are strictly by appointment only. All viewings are accompanied and by prior arrangement. Please do contact us to arrange a viewing.


Tynings, their clients and any joint agents give notice that: They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning; building regulation or other consents and tynings have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

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01225 833899

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