Phocle Green, Ross-On-Wye, Herefordshire, HR9

£525,000

Guide price

  • Bedrooms: 3
A greatly improved three bedroom cottage with further potential including planning permission for a further accommodation. The gardens and grounds extend to just over 4 acres. Viewing is highly recommended.

A greatly improved three bedroom cottage with further potential including planning permission for a further accommodation. The gardens and grounds extend to just over 4 acres. Viewing is highly recommended.

PROPERTY DESCRIPTION

The property has been greatly improved by the present owner over the last 25 years undergoing a full refurbishment throughout and a substantial extension approximately 12 years ago. Phocle Cottage also has a further potential with planning permission granted for another bedroom and en-suite with further extension to the kitchen/diner.

The property is situated approximately 2 miles from the centre of Ross on Wye where a good range of shopping, social and sporting facilities can be found. The property is accessed from a small country lane close to Junction 4 of the M50 giving easy commuting links to the Midlands, South Wales etc and the centres of Hereford, Gloucester and Cheltenham are all easily commutable.

The property is entered via:

Canopied Front Entrance Porch:

Having stable door with glazed inset panels providing access to:

Front Entrance Hall:

With useful recess making an ideal spot for desk, with a radiator, power socket and a large storage cupboard. Matching doors provide access to:

Kitchen/Breakfast Room: 15'7" x 10'10" (4.75m x 3.3m).

With double glazed window to front aspect and double glazed french doors provide access to the garden. A light and spacious room with slate flooring, radiator, ample space for a farmhouse style dining table. A range of oak fronted wall and matching base units, extensive storage with plate and wine racks. Integrated dishwasher, integrated fridge, LPG gas hob and range style eye level electric fan oven, ceramic one and a half bowl single drainer sink unit, concealed extractor hood. NB There is also power for an electric hob if that is required.

Sitting Room: 12'10" x 11'10" (3.91m x 3.61m).

Having two double glazed windows to front aspect with deep sills and window seats. Adams style inglenook fireplace with inset enamelled wood burning stove and stone hearth, exposed beam mantle. Radiator, TV and power points.

Downstairs Cloakroom:

With obscured double glazed window to rear aspect. Having low level WC, pedestal wash hand basin and fully tiled splashbacks, radiator.

From the Entrance Hall door provides access to:

Utility/Boot Room: 11'1" x 8'7" (3.38m x 2.62m).

Having fully fitted range of base and wall mounted units with single bowl drainer sink unit. Stable door provides access to rear. Cooker point, space for larder style fridge freezer, plumbing for automatic washing machine and space for tumble dryer. Fire door provides access to garage.

From the Entrance Hall a staircase provides access to:

First Floor Landing:

Matching wood panelled doors provide access to:

Bedroom 1: 13'9" x 11'10" (4.19m x 3.61m).

Having double glazed windows to front and side aspect with attractive views over rolling countryside. Deep window sill to the side provides a comfortable window seat. Exposed feature stone wall. TV point, power points and radiator. Telephone master socket with high speed broadband.

Bedroom 2: 12'6" x 10'8" (3.81m x 3.25m).

Having double glazed window to side aspect with views over the garden. A good sized double room with access to loft space. Radiator and power points.

Bedroom 3: 13'8" x 6'9" (4.17m x 2.06m).

A decent sized single bedroom with double glazed window to side aspect with distant views, radiator and power points, currently used as a home office. Double doors provide access to good sized airing cupboard which houses pressurised hot water cylinder. Access to:

Loft Room: 14'4" x 7'7" (4.37m x 2.31m).

Access is gained via a staircase and hatch door to a decent size loft room. This space could provide a extra living space with bedroom and living area. Having double glazed window to side aspect, radiators, TV and power points. Entrance to useful storage/walk in wardrobe, currently used by the owner as extra living space.

Bathroom:

Having obscured double glazed window to side aspect. Being fitted to a very high standard. Having modern white suite comprising low level WC, pedestal wash hand basin, modern wood panelled bath with Bristan mixer tap shower. Luxurious double walk in shower cubicle with Dayrl rain forest shower head, two adjustable jets and additional hand held shower head. Fully tiled splashbacks. Recessed ceiling spotlights and extractor. Good size storage cupboard with shelving.

Outside:

The front of the property is accessed via stone pillared front entrance. Leading to gravelled parking area suitable for several vehicles. This in turn leads to:

Garage: 15'1 x 11' (4.6m x 3.35m).

Having double glazed window to side aspect and hardwood double doors providing access to the front of the property. Lighting and power points, fitted shelves and storage. Floor standing oil fired boiler which supplies domestic hot water and central heating.

Located next to the french doors is a electric car charging point.

From the gravelled parking area steps lead to a raised sunny westerly patio with good sized lawns off with many specimen and fruit trees. To the east boundary further lawned areas with specimen Magnolia trees. All of which are enclosed by a mixture of retaining stone walls and natural hedging and measures approximately 0.25 acre. Archway with steps lead down to a private area currently used as a kitchen garden or would make an ideal barbecue and seating area. The patio base is currently used to support a shed.

The two fields which are opposite the house are accessed by a five bar gate a short walk up the hill. This would be ideal for equestrian use being all enclosed with gated access off the road. Further land is available via separate negotiation if required. A planning application is currently in submission to move the field access closer to the house entrance.

Agents Note: Planning permission has been granted for a double height extension to provide a dining room and master bedroom suite next to and above the existing kitchen/dining room. Plans are available upon request.

Directions:

From the centre of Ross on Wye proceed out of town towards the M50, upon reaching the Travellers Rest Public House, take the second left signposted Upton Bishop just before the M50 access and continue into Phocle Green and after approximately 1 mile the property can be found on the left hand side as indicated by the agents for sale board.

Consumer Protection from Unfair Trading Regulations 2008.

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.

Marketed by Arrange viewing 01989 218009

Richard Butler & Associates

15 Gloucester Road, Ross on Wye

Herefordshire

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