Build date – 1930s
Approximate area – 1,162ft2/108m2

Description: A well-presented and spaciously planned, semi-detached home providing adapted accommodation with the addition of a garden room and workshop. On the ground-floor there is a living room to the front of the property with a feature bay window. The rear dining area has been opened up with the kitchen area to create a fantastic cooking and dining space. There is also a useful utility with cloakroom WC off. From here you can also access the converted garage which now forms a versatile garden room with workshop area to the rear. Upstairs are three light and airy bedrooms and a shower room. The property also provides driveway parking to the front of the property and gardens to the rear.

Location – the property is situated on the north-east fringe of the city limits approximately 1.5 miles north-east of Hereford city centre within the highly popular Tupsley area of Hereford. A number of amenities can be found nearby to include choice of shops, schools, colleges and public house with restaurant as well as lovely field and countryside walks. The city centre of Hereford also offers a vast array of shops, bars, restaurants and facilities including cinema, hospital and train station.

Accommodation – approached from the front, in detail the property comprises:

Entrance Hall with stained glass entrance door with stained glass windows, double-glazed frosted windows, staircase to first floor, power points, radiator, wood flooring, doors to living room and kitchen & dining room.

Living Room  14’1” (into bay) x 11’9” (4.29m (into bay) x 3.58m) with double-glazed bay window, gas fireplace with surround, power points, TV aerial point, radiator, fitted carpet flooring.

Kitchen & Dining Room  Dining Area  13’4” x 11’9” (4.06m x 3.58m) with double-glazed frosted doors, double-glazed windows, power points, radiator, wood flooring; Kitchen  13’2” x 7’4” (4.01m x 2.24m) with single-glazed window, fitted units and drawers under wooden work surface, eye level units, inset ceramic sink with drainer, electric hob with electric oven under and extractor over, integrated fridge, breakfast bar with room for 2 stools, power points, radiator, tile flooring, door to utility.

Utility and Cloakroom WC  8’0” x 7’4” (2.44m x 2.24m) with double-glazed window, unit under wooden work surface, inset sink with drainer, plumbing for washing machine, space for fridge-freezer, Worcester Bosch wall-mounted boiler, power points, radiator, WC, tile flooring, door to garden room.

Garden Room  19’1” x 9’2” (5.81m x 2.79m) with double-glazed windows, double-glazed door to garden, power points, radiator, concrete floor, door to storage room, door to workshop.

Stairs from entrance hall to first floor landing with original stained glass windows, power points, fitted carpet flooring, doors to bedrooms and shower room.

Bedroom 1  14’1” (into bay) x 10’9” (4.29m x 3.28m) with double-glazed bay window, power points, TV aerial point, radiator, wood-effect flooring.

Bedroom 2  13’3” x 10’6” (4.04m x 3.20m) with double-glazed window, hand wash basin, power points, radiator, wood-effect flooring.

Bedroom 3  7’6” x 7’0” (2.29m x 2.13m) with double-glazed window, power points, radiator, wood-effect flooring.

Shower Room  8’2” x 7’2” (2.49m x 2.18m) with single-glazed frosted windows, walk-in shower unit with mains mixer shower, WC, wash hand basin, radiator, loft hatch to roof space, vinyl flooring.

Outside – to the front of the property is a tarmac driveway, lawn garden and doors to the storage room.  The rear garden has a paved patio seating area, lawn gardens, a summer house with power and lighting and a greenhouse.  There are also raised flower beds as well as an outside tap and lights.

Route Directions - the property can be found by leaving the city centre along Bath Street and at the traffic lights at the junction with St Owen Street bear left and proceed along St Owen Street, passing the Hereford Fire Station and bearing left into Ledbury Road.  Proceed along Ledbury Road, passing straight over the roundabout at the Rose & Crown public house and proceed to the traffic lights at the junction with Church Road and Folly Lane. Continue along Ledbury Road and the property will be located on your left hand side just before reaching the Cock of Tupsley public house.

SERVICES    All mains services are connected to the property.

AGENT’S NOTE    None of the appliances or services mentioned in these particulars have been tested.

COUNCIL TAX BAND    C.

MONEY LAUNDERING REGULATIONS To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer.  We ask for your co-operation in order that there is no delay in agreeing the sale.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 (CPR) We endeavour to ensure that the details contained in our brochure are correct through making detailed enquiries of the owner but they are not guaranteed. Andrew Morris Estate Agents limited have not tested any appliance, equipment, fixture, fitting or service and have not seen the title deeds to confirm tenure. None of the statements contained in these particulars as to this property are to be relied on as representation of facts. Any intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each statement contained within these particulars.

REFERRAL FEES Andrew Morris estate agents may benefit from commission or fee from other services offered to the client. These services include but may not be limited to conveyancing, financial advice, surveys and insurance.