Location

Rannoch is located on Richmond Road, a wonderfully position that treads the balance between being a city house, whilst having the countryside on its doorstep.

There are numerous scenic countryside walks nearby, and the property is conveniently situated near highly coveted schools such as The Royal High, Kingswood, and St. Stephen's Primary School. The Hare and Hounds public house is located close by on Lansdown Road, and nearby sporting facilities can be found at Lansdown Tennis Club, Lansdown Golf Club and Bath Racecourse.

Bath is a World Heritage Site famed for its Georgian architecture and Roman heritage and enjoys a wealth of cultural, business and recreational facilities such as museums, art galleries and the Thermae Bath Spa – Britain's only natural thermal spa. It is also the home of current Premiership Rugby champions, Bath Rugby.

Access to the M4 motorway is available at Tormarton (junction 18, approximately 9 miles away). For rail commuters, Bath Spa railway station offers high-speed links to London Paddington (from 75 minutes), Bristol Temple Meads (approximately 15 minutes), and the south-west rail network.

Description

The beautifully styled and immaculately presented accommodation extends across three spacious, light filled floors, all enjoying incredible views, offering superbly proportioned living space with a layout that lends itself perfectly to modern living. An excellent energy rating, extensive technology and security features, and the convenience of a double garage further enhance this outstanding home.

The property was designed by renowned Bath architects, Nash Partnership, and the result is a striking modern residence that stands as a benchmark for sustainable living. Features include triple glazing, full insulation, and underfloor heating on all three floors. A mechanical ventilation and heat recovery system (MVHR) provides year round comfort and efficiency, complemented by twelve photovoltaic solar panels. Rainwater harvesting supplies the WCs and external taps, and an EV charging point in the garage ensures the house is future ready.

The entrance floor is introduced by a generous central hallway where natural light floods in through three overhead rooflights and a large picture window frames the impressive easterly views over Charlcombe Valley. Designed to fully embrace its elevated position, this floor provides incredible views of the surrounding countryside. Three double bedrooms occupy this level, including a superb principal suite with a dressing area and a stylish bathroom. Two further double bedrooms each benefit from en suite shower rooms, and the hallway provides internal access to the garage, a cloaks cupboard and a practical dumb waiter linking to the floor below. At the rear of this floor is a large balcony with fully-glazed sliding door, offering outstanding views.

The middle level forms the main living space of the house, centred around an expansive open plan kitchen, dining and living area designed for both daily life and entertaining. Full width sliding doors lead onto a substantial terrace, drawing in the far reaching views and creating a strong connection between inside and out. The high specification kitchen is complemented by a spacious utility room with external access, while a dedicated plant room houses the MVHR system, boiler, water softener, PV controls and entertainment equipment. The dumb waiter is located close to the kitchen, perfect for taking heavy items between the top two floors of the house. A spacious and tranquil library/study at the front of this floor opens onto a pretty courtyard and could serve as a fifth bedroom. A cloakroom/WC completes the accommodation on this floor.

The garden level provides excellent flexible accommodation, currently arranged as a further double bedroom and accompanying bathroom, and another reception room, ideal for a TV room or gym. With its own access, this floor offers excellent potential to form a self contained suite, ideal for guests, multi generational accommodation, or the reception room could be divided to create another bedroom.

Technology plays a central role in the house, with benefits ranging from surround sound wiring in the living space, multiple USB and TV/satellite sockets, and a comprehensive smart security system with app controlled remote alarm, CCTV, and motion sensitive external lighting. Internorm high security external doors and triple-function high-security windows further enhance the property as an ideal modern day home.

Gardens

The rear gardens provide a tranquil retreat, beautifully landscaped for year round colour and interest. A gravel path winds between mature planting, while a charming patio seating area with a water feature offers a perfect place to enjoy the evening sun. The large terrace on the middle level, accessed from the main living areas of the house, provides space from which to enjoy entertaining,open air dining and the valley views.

To the front, an in and out driveway which can accommodate several vehicles and leads to the double garage with remote controlled up and over door.