Ross-On-Wye Herefordshire

£680,000 Freehold

A rare and exciting opportunity to acquire this handsome five bedroom detached 1930's family home.

Standing in stunning landscaped gardens and grounds of approximately 1.25 acres.

* Reception Hall * Living Room * Dining Room * Conservatory * Sitting Room/Study * Kitchen/Breakfast Room * Cloakroom * Utility * Five Bedrooms

* En-Suite Bathroom * Bathroom * Oil Central Heating * Double Glazing * Double Garage * Outbuildings * Landscaped Gardens *

Ideal for Equestrian use with 2 Acre Paddock with shelter and water supply (available by separate negotiation)

Arbour Hill House is situated in a wonderful rural location on the periphery of the market town of Ross-on-Wye, just 1.4 miles from the centre. Constructed in

the 1930's on ground originally part of Lincoln Hill House. An interesting, fabulous feature of the property is the Folly, which is described in an 1883

sale catalogue of Lincoln Hill House as ' castellated summer house' with 'battlemented terrace', it is claimed that this was built for an Admiral who lived in

Lincoln Hill House not long after the Crimean war. This 4 storey tower lends itself to many possible uses.

The market town of Ross-on-Wye is within walking distance and lies

approximately 1 1/4 miles distance where an excellent range of shopping, social

and sports facilities can be found. Easy access can be gained to the Midlands via

the M50/M5 and South Wales via the A40 and M4 and Bristol via the A40/M4

and Severn Bridge.

The property is entered via:The property is entered via:The property is entered via:The property is entered via:

Brick recessed front entrance with light and glazed front entrance door leading

to:

Reception Hall: 17'3" x 10' (5.26m x 3.05m).Reception Hall: 17'3" x 10' (5.26m x 3.05m).Reception Hall: 17'3" x 10' (5.26m x 3.05m).Reception Hall: 17'3" x 10' (5.26m x 3.05m).

A lovely spacious area with oak flooring. Radiator with ornate cover. Oak stairs

to first floor with cupboard beneath. Door into:

Utility Room: 8'2" x 5'5" (2.49m x 1.65Utility Room: 8'2" x 5'5" (2.49m x 1.65Utility Room: 8'2" x 5'5" (2.49m x 1.65Utility Room: 8'2" x 5'5" (2.49m x 1.65m) approximately.m) approximately.m) approximately.m) approximately.

Window to side aspect. With plumbing for washing machine. Oil fired Worcester

boiler supplying domestic hot water and central heating which was installed in

2016 along with new pipework throughout the house. Wall cupboards, quarry

tiled floor, power points. Door into:

Cloakroom:Cloakroom:Cloakroom:Cloakroom:

Double glazed window to rear aspect. With low level WC. Vanity unit with wash

hand basin and mono block mixer.

Living Room: 18' x 14' (5.49m x 4.27m).Living Room: 18' x 14' (5.49m x 4.27m).Living Room: 18' x 14' (5.49m x 4.27m).Living Room: 18' x 14' (5.49m x 4.27m).

A lovely sunny room with uPVC double glazed window to front aspect

overlooking the garden. Tiled open fireplace with log burner and 'Adam' style

surround. Two radiators. Useful recessed shelved storage cupboard. Wall light

points, power points. Glazed french doors leading into:

Conservatory: 19'6" x 11'10" (5.9Conservatory: 19'6" x 11'10" (5.9Conservatory: 19'6" x 11'10" (5.9Conservatory: 19'6" x 11'10" (5.94m x 3.61m) approximate measurements.4m x 3.61m) approximate measurements.4m x 3.61m) approximate measurements.4m x 3.61m) approximate measurements.

uPVC double glazed construction on a dwarf wall with french doors on both

sides leading out to garden. Electric heater, ceramic tiled flooring, power

points. The room takes full advantage of the views over the lovely garden and

to the folly.

Dining Room: 15'3" x 12' (4.65m x 3.66m).Dining Room: 15'3" x 12' (4.65m x 3.66m).Dining Room: 15'3" x 12' (4.65m x 3.66m).Dining Room: 15'3" x 12' (4.65m x 3.66m).

A nice sized dining room with double glazed side window again overlooking the

garden and the tower. Wall light points, power points, radiator.

Study/Second Sitting Room: 16' x 13'5" (4.88mStudy/Second Sitting Room: 16' x 13'5" (4.88mStudy/Second Sitting Room: 16' x 13'5" (4.88mStudy/Second Sitting Room: 16' x 13'5" (4.88m x 4.09m).x 4.09m).x 4.09m).x 4.09m).

A lovely extra reception room with feature fireplace. uPVC double glazed

window to southerly aspect and additional side aspect. Two radiators with

ornate covers, power points.

Kitchen/Breakfast Room:15'10" x 12'4" (4.83m x 3.76m).Kitchen/Breakfast Room:15'10" x 12'4" (4.83m x 3.76m).Kitchen/Breakfast Room:15'10" x 12'4" (4.83m x 3.76m).Kitchen/Breakfast Room:15'10" x 12'4" (4.83m x 3.76m).

Fitted with an extensive range of base and matching wall cupboards. Fully tiled

walls and floor. Built in oven, hob, stainless steel double bowl sink unit. Tongue

and groove ceiling with inset halogen ceiling spotlights. Double glazed windows

to side and rear aspect. Radiator. Plumbing for dishwasher. Door out to partially

covered rear courtyard. Door into:

Walk In Pantry: 8'3" x 3'8" (2.51m x 1.12m) approximately.Walk In Pantry: 8'3" x 3'8" (2.51m x 1.12m) approximately.Walk In Pantry: 8'3" x 3'8" (2.51m x 1.12m) approximately.Walk In Pantry: 8'3" x 3'8" (2.51m x 1.12m) approximately.

With power lighting and double glazed window to side aspect.

From the Reception Hall a wide staircase leFrom the Reception Hall a wide staircase leFrom the Reception Hall a wide staircase leFrom the Reception Hall a wide staircase leads to:ads to:ads to:ads to:

First Floor and Spacious Landing:First Floor and Spacious Landing:First Floor and Spacious Landing:First Floor and Spacious Landing:

uPVC double glazed window to front aspect with superb rural views. Radiator.

Linen cupboard. Power points, telephone point. Airing cupboard with insulated

hot water tank and shelving. Stairs to second floor with useful cupboard

beneath. Door to:

Master Bedroom Suite:Master Bedroom Suite:Master Bedroom Suite:Master Bedroom Suite:

Bedroom: 18' x 14' (5.49m x 4.27m).Bedroom: 18' x 14' (5.49m x 4.27m).Bedroom: 18' x 14' (5.49m x 4.27m).Bedroom: 18' x 14' (5.49m x 4.27m).

A spacious sunny room with uPVC double glazed window to front aspect with

beautiful views over the surrounding countryside, additional side aspect, again

with far reaching views towards Hay Bluff and The Skirrid and additionally, more

locally over the manicured gardens and Folly tower. Radiator, power points, wall

light. Wardrobes. Arch through to:

Dressing Room: 12'5" x 12' (3.78m x 3.66m).Dressing Room: 12'5" x 12' (3.78m x 3.66m).Dressing Room: 12'5" x 12' (3.78m x 3.66m).Dressing Room: 12'5" x 12' (3.78m x 3.66m).

With uPVC double glazed window to side aspect with aforementioned beautiful

view. Range of fitted wardrobes. Power points, vanity light, radiator. Door to:

EnEnEnEn----Suite Bath/Shower Room: 11'10" x 8'10" (3.61m x 2.69m) overall.Suite Bath/Shower Room: 11'10" x 8'10" (3.61m x 2.69m) overall.Suite Bath/Shower Room: 11'10" x 8'10" (3.61m x 2.69m) overall.Suite Bath/Shower Room: 11'10" x 8'10" (3.61m x 2.69m) overall.

Fitted with vanity unit with inset wash basin with cupboards beneath. Modern

whirlpool style bath with fully tiled surround. Low level WC. Recessed glazed and

tiled shower cubicle with Mira shower. Fully tiled walls, radiator. Additional wall

heater. Two double glazed windows. Heated towel radiator.

BedroomBedroomBedroomBedroom 2: 16' x 13'5" (4.88m x 4.09m).2: 16' x 13'5" (4.88m x 4.09m).2: 16' x 13'5" (4.88m x 4.09m).2: 16' x 13'5" (4.88m x 4.09m).

A double room with plenty of natural light having uPVC double glazed windows to

front and side aspects each having pleasant rural aspects. Radiator, power points,

wall light points.

Bedroom 3: 13' x 12' (3.96m x 3.66m).Bedroom 3: 13' x 12' (3.96m x 3.66m).Bedroom 3: 13' x 12' (3.96m x 3.66m).Bedroom 3: 13' x 12' (3.96m x 3.66m).

A double room with double glazed window to side aspect with pleasant rural

outlook. Vanity unit with hot and cold water. Vanity light. Radiator, power points.

Family Bathroom:Family Bathroom:Family Bathroom:Family Bathroom:

uPVC double glazed window to rear aspect. With white suite comprising vanity

unit with inset wash hand basin and cupboards beneath. Low level WC. Easy

access bath with mains shower over. Fully tiled surrounds. Tongue and groove

ceiling.

From the landing a staircase with oak ballustrading leads to:From the landing a staircase with oak ballustrading leads to:From the landing a staircase with oak ballustrading leads to:From the landing a staircase with oak ballustrading leads to:

Second Floor Landing:Second Floor Landing:Second Floor Landing:Second Floor Landing:

With door leading into:

Bedroom 4: 15' x 12'4" (4.57m x 3.76m).Bedroom 4: 15' x 12'4" (4.57m x 3.76m).Bedroom 4: 15' x 12'4" (4.57m x 3.76m).Bedroom 4: 15' x 12'4" (4.57m x 3.76m).

With double glazed window to rear aspect over adjacent fields and woodland.

Range of built in storage cupboards. Power points.

Bedroom 5: Overall approximately 13'3" x 11'8" (4.04m x 3.56m).Bedroom 5: Overall approximately 13'3" x 11'8" (4.04m x 3.56m).Bedroom 5: Overall approximately 13'3" x 11'8" (4.04m x 3.56m).Bedroom 5: Overall approximately 13'3" x 11'8" (4.04m x 3.56m).

With eaves storage area. Power points. Double glazed window to rear aspect with

pleasant outlook.

Outside:Outside:Outside:Outside:

A five bar gated entrance gives vehicular access from the small country lane

leading to large gravelled turning/parking area for 4/5 cars with pretty well

stocked herbaceous front borders and trees. Carport to the side of:

Double Garage: 18' x 16' (5.49m x 4.88m) approximately.Double Garage: 18' x 16' (5.49m x 4.88m) approximately.Double Garage: 18' x 16' (5.49m x 4.88m) approximately.Double Garage: 18' x 16' (5.49m x 4.88m) approximately.

With double timber doors and glazed side door. Eaves storage, shelving, power

points, lighting and custom built cage to protect high value equipment. Doorway

leads into the side of the property with courtyard area where there are various

useful storage areas including log store, coal store and potting shed which is an

integral part of the main timber workshop measuring approximately 18' x main timber workshop measuring approximately 18' x main timber workshop measuring approximately 18' x main timber workshop measuring approximately 18' x 11'5" 11'5" 11'5" 11'5"

(5.49m x 3.48m)(5.49m x 3.48m)(5.49m x 3.48m)(5.49m x 3.48m) with concrete floor, windows, power points, lighting etc. To the

side of which there is a lovely aluminium greenhouse: 20' x 8' (6.1m x 2.44m)aluminium greenhouse: 20' x 8' (6.1m x 2.44m)aluminium greenhouse: 20' x 8' (6.1m x 2.44m)aluminium greenhouse: 20' x 8' (6.1m x 2.44m).

The extensive gardens are principally in two parts. Ornamental garden with

manicured lawns, beautiful, well tended rose beds, well stocked herbaceous

borders and beds. Several patio areas taking advantage of the property's lovely

sunny location. Ornamental pond and pathway returning to the side of the

parking area of the property. A further pathway leads down to The Folly flanked

by wild flower beds and Silver Birch trees and shrubs. Leading to:

The Tower (Studio/Work Room)The Tower (Studio/Work Room)The Tower (Studio/Work Room)The Tower (Studio/Work Room)

A fabulous example of an 18th century sandstone folly. Standing approximately

25' (7.62m) tall having three internal levels with wooden staircase. On the final

floor a hatch leads out to the top with a parapet wall access to the ramparts and

stunning views to 360. An enviable feature, capable of many uses including art

studio, home office, children’s playroom or residential annexe (subject to

relevant planning and building regulations)

A Yew hedge separates the large south westerly facing, gently sloping vegetable

garden which is well organised with several enclosed vegetable beds, fruit cage,

cold frames etc. Trellised archway leading through to a lovely natural orchard

area, well stocked and with an array of wild flowers.

Total grounds of approximately 1.25 acres with the adjacent 2 acre paddock

available by separate negotiation.

Directions:Directions:Directions:Directions:

From the Ross on Wye office continue along Gloucester Road and take the left

turn signposted Walford, continue up the hill taking the right turn before the

Prince of Wales pub into Archenfield Road proceed down the hill taking the last

turning on the left into Roman Way, turn first right into Lincoln Hill. Continue up

to the top of the hill where the property can be found on the right hand side.

AGENTS NOTE: Area marked in red available by separate negotiation

FLOORPLAN

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

01989 567979 15 Gloucester Road, Ross On Wye,

Herefordshire HR9 5BU

sales@richard-butler.co.uk www.richard-butler.co.uk