THE AGENT SAYS...
12 Ham Hill is a charming traditional hamstone cottage that has been thoughtfully extended to the rear to provide well-proportioned and well-arranged living accommodation. The property has been sympathetically refurbished and has recently undergone a comprehensive programme of improvements, including the installation of a new boiler and radiators, complete redecoration, new flooring, window shutters, gutters and the addition of a private toilet to the principal bedroom. These enhancements have been carefully undertaken to complement the cottage’s original character—such as the exposed stone walls and stripped floorboards found in many rooms—resulting in a beautifully presented home that is ready for immediate occupation.

THE PROPERTY
To the front of the cottage, the dining room enjoys an abundance of natural morning light, highlighting the attractive Karndean flooring. There is ample space for a six-seater dining table, along with a practical area by the entrance for coats and footwear. Stairs rise from the rear of the room to the first floor with a useful understairs storage cupboard, while open access on either side leads into the sitting room.

Rich in character, the sitting room features exposed beams, stonework, Karndean flooring and a wood-burning stove, creating a warm and inviting atmosphere full of traditional charm.

A beautiful carved oak sliding door opens into the recently updated kitchen, which is particularly spacious for a cottage of this style. It offers an excellent range of fitted cabinetry, along with space and plumbing for a washing machine and dishwasher, and room to accommodate a tall fridge-freezer, cooker and small table. From the kitchen, two steps rise to an inner passageway providing a small boot room area with fitted unit (used as an ironing space) and access to the bathroom and garden. The bathroom is appointed with a white suite including a new shower and complemented by freshly tiled walls and contrasting dark flooring, while high-level windows allow natural light to filter through from the kitchen.

On the first floor are two well-proportioned double bedrooms, bothretaining attractive exposed stone walls that enhance the cottage’s character. The principal bedroom now benefits from the addition of a private en suite WC and features stylish wood panelling to some walls, creating a warm and inviting feel. Both bedrooms are fitted with builtin cupboards, providing practical storage, and a hatch from the second bedroom gives access to a really useful loft storage space, which is insulated, boarded and has a light.

OUTSIDE
The property is set back from the street behind a small front garden enclosed by a low wall, with steps rising to the front door. To the rear, the sunny west-facing courtyard has been thoughtfully landscaped to enhance both privacy and enjoyment. Improvements include the installation of trellis screening and the addition of evergreen planting, creating a more secluded and attractive outdoor space. The courtyard also benefits from a small timber storage shed and a side access gate leading to the free car park.

SERVICES
Mains electricity, water and drainage. Gas-fired central heating with radiators.

LOCAL AUTHORITY
South Somerset District Council - Band B

ENERGY PERFORMANCE CERTIFICATE
Current Rating - D