Leys Hill, Walford, Ross-on-Wye, Herefordshire, HR9

Having delightful views across the Wye Valley, this well presented home has many character features and lies in an elevated position towards the top of Leys Hill. Within the grounds is a purpose built annexe along with a range of useful outbuildings including a studio & garage/workshop.

Situated in an enviable rural location being slightly elevated on the slopes of Leys Hill. Thoughtfully designed to enjoy the spectacular outlook across to the ever changing views of Coppett Hill.

The hamlet of Bishopswood is just a short walk where there is a local inn and a thriving village hall offering numerous activities. The market towns of Ross-on-Wye and Monmouth are approximately 4 miles and 6 miles respectively, each offering an excellent range of shopping, social and sporting facilities, together with excellent road links. Lovers of the great outdoors will enjoy the immediate access to miles of footpaths offering picturesque countryside and river walks.

The property is entered via:
Side Canopied Entrance Porch:
Glazed windows to side aspect with woodland outlook. Quarry tiled floor. Solid oak door leads into:

Kitchen/Breakfast Room: 13'11" x 12'4" (4.24m x 3.76m).
Beautifully fitted with a range of Shaker style base and wall mounted units with decorative handles. Wall mounted glazed display cabinets. Integrated eye level double oven. Electric hob with extractor over. Built in microwave. Attractive worktops. Ceramic one and a half bowl sink. Dual aspect outlook via double glazed windows with custom fitted blinds and countryside views to the front, with the side aspect also having a picturesque vista of Goodrich Castle during the winter months. Space for wine fridge. Breakfast bar. Recessed ceiling spotlights. Karndean wood effect flooring. Solid wood door to:

Fabulous Dining Space: 16'8" x 11'9" (5.08m x 3.58m).
Attractive flooring. Coving to ceiling. Radiator. Fitted wall lights. Beautiful archway through to:

Garden Room: 20'4" x 7'9" (6.2m x 2.36m).
Lovely outlook over the surrounding area via double glazed windows with fitted blinds. Woodburning stove on a raised hearth with tiled surround. Access to small loft space. Continuation of the attractive flooring.

Sitting Room: 22'6" x 14'9" (6.86m x 4.5m).
Double glazed patio doors to front aspect with fitted blinds and beautiful views to Goodrich Church and towards Coppett Hill. Recessed wood burning stove with decorative mantle over.

Inner Lobby:
With steps leading up. Staircase to first floor landing with understairs storage.

Utility Room:
Plumbing for washing machine. Space for tumble dryer. Stainless steel sink.

Accessed from outside is the boiler room which houses the oil fired Worcester boiler with Megaflow pressurised hot water cylinder and window to rear aspect. There is also a space for freezer, power and lighting.

Downstairs WC:
WC with concealed cistern. Ladder style radiator. Large cupboard. Wash hand basin with vanity unit and fitted mirror with light.

First Floor Landing:
Generous sized area with double glazed window to rear aspect with lovely outlook over the garden and woodland. Door to:

Bedroom 2: 14'1" x 12'7" (4.3m x 3.84m).
Large double glazed window to front aspect with those beautiful views. Ornate wash hand basin with mixer tap and vanity unit with light. Access to loft space. Airing cupboard. To the rear is door to:

Study/Nursery: 6'5" x 5'9" (1.96m x 1.75m).
With double glazed window to the side aspect with roller blind, the ideal nursery or easy conversion into an additional bathroom/en-suite if required.

Bedroom 3: 10'10" x 8'8" (3.3m x 2.64m).
A lovely outlook again over the surrounding countryside through double glazed window to front aspect with . Access to loft space. Wood flooring.

Bedroom 4: 9'7" x 7'3" (2.92m x 2.2m).
Double glazed window to rear with wooden Venetian blind, overlooking the garden and woodland

From the landing steps lead up to:
Lobby Area:
Cupboard. Door to:

Master Bedroom: 14'10" x 14'9" (4.52m x 4.5m)
Fitted mirror fronted wardrobes. Double glazed window to side aspect. Patio door leading out to:
Balcony:
A stainless steel and glazed balcony with a beautiful view.

Bathroom:
Comprising a P shaped bath, mixer tap shower. WC Large wash hand basin with vanity unit beneath. Underfloor heating.

Shower Room:
Double glazed window to front aspect. Beautifully fitted and fully tiled. Walk in shower cubicle with dual heads. Underfloor tiled heating. Wash hand basin. WC with concealed cistern. Mirror fronted medicine cabinet with light. Chrome towel rail.

Outside:
The property is approached via shared private tarmacadam lane which is accessed from a small country road. At the end of the lane the property has its own tarmacadam driveway which leads up to the property to a large parking and turning area with access to a range of outbuildings which include:

Large Detached Garage Workshop: 19'8" (6) x 16'5" (5) Irregular shape.
Window to front aspect. Electric roll up door, power and lighting. Wood store attached to garage. Stone retained walls leading to:

Studio: Overall 19'8" x 13'1" (Overall 6m x 4m)
Power and lighting. Indian stone step leading in with double doors. Double glazed full length windows to front aspect and two additional windows. Wood effect flooring. Well insulated. A perfect home office with lovely outlook towards Coppett Hill.

To the side of the studio is a EV point. A pathway leads around to the rear where you will find a store ideal for garden machinery and a substantial wood store.

The Annexe: This is tenanted at the moment, which is optional, and could also provide a possible source of income.
Accessed via solid wood oak door with glazed inset leading into:

Open Plan Lounge/Kitchen/Dining Room: 18'11" x 12'9" (5.77m x 3.89m)
The kitchen area has a range of bespoke fitted base mounted units with one and a half bowl sink. Electric hob and extractor above. Tiled splashbacks. Stainless steel extractor hood over. Double glazed windows to side and rear aspects with fitted blinds. Wall mounted heater, tiled flooring.
Lobby space with staircase down to: Lower Ground Floor and to:
Sitting Area:
Double glazed window to front with fitted blinds. To the side are double glazed patio doors leading out onto a balcony and overlooks the garden and woodland. Raised hearth with wood burning stove and tiled surround, exposed beams, recessed ceiling spotlights, wood flooring. Wall mounted electric heater. TV point. Staircase leads down to:

Lower Ground Lobby:
uPVC door to patio with attractive views over surrounding area. Door to:

Bedroom: 12'3" x 8'1" (3.73m x 2.46m)
Useful understairs storage cupboard. Wall mounted heater. uPVC double glazed window to rear aspect with attractive outlook.

Shower Room:
Enclosed shower cubicle with electric Mira Sport shower. Wall mounted electric towel rail. WC with concealed cistern. Wash hand basin with vanity unit, mirror with light. Obscure window to rear aspect. Door to:

Utility Area:
Plumbing for washing machine. Wall mounted electric Ariston water heater. Extractor fan. Tiled floor.

The gardens are laid to numerous terraces of lawns with well stocked borders. To the front of the property there are two raised sun terraces perfect for outside dining with well stocked raised planters all enjoying a southerly facing views towards the surrounding countryside of Coppet Hill, Wye Valley and the distant Hay Bluff. There is a further area of lawn to the side of the annexe and this sweeps around to the rear of the property forming two further terraced areas of mixed shrubs and mature trees. We believe the plot to be a generously sized at approximately 0.5 acre in total and for those who are keen walkers the Wye Valley Walk is on the boundary to the property providing excellent access to miles of countryside.

Verified Material Information
Council tax band: F
Tenure: Freehold
Electricity supply: Mains electricity
Water supply: Mains water supply
Sewerage: Septic tank
Heating: Oil Central heating
Heating features: Double glazing, Underfloor heating, and Wood burners
Broadband: FTTC (Fibre to the Cabinet)
Mobile coverage: O2, Vodafone, Three, EE - All Good
Parking: Garage, Driveway, and Private.

What3words: ///lighten.traffic.tomato

Directions:
From the centre of Ross on Wye take the B4234 to Walford and continue on through the village of Walford past the Mill Race on the right hand side and continue on past the Inn on the Wye on the left hand side taking the next turning left signposted Leys Hill and proceed up the hill for approximately 500 yards, you will see a finger post on the left to Rose Cottage. Continue up the tarmacadam lane to the very top where the property can be found.