Lincoln Hill, Ross-on-Wye, Herefordshire, HR9

Summary

Elegant five-bedroom Georgian residence with annex potential, set within expansive walled gardens in a prime Ross-on-Wye location, offering views, character and multigenerational living opportunities. EPC D

Location

The picturesque riverside market settlement of Ross-on-Wye is the only English town standing within the Wye Valley Area of Outstanding Natural Beauty. Formerly a centre for leather working, shoe making, brewing, corn milling and glove making, Ross became a very busy Coaching town in the 18th and 19th Centuries. When viewed from either of the river bridges, the white painted façade of The Royal Hotel stands adjacent to the fine, 206 feet steeple of St Marys Church. With a population of around 10,000, Ross remains a bustling town and the summer months in particular see many visitors coming to canoe, fish, cycle or alternatively enjoy more leisurely pursuits involving food and drink, perhaps downing a refreshing cider from one of the many local artisan cider makers. 

Description

Lincoln Hill House is a distinguished attached period residence originating from the late 18th century and later enlarged in the early 19th century to create an elegant Georgian home of considerable stature. Having welcomed notable occupants, including a Royal Navy admiral and a senior figure within the Indian Civil Service, the property effortlessly blends heritage and provenance with refined contemporary living. Today, it has been sensitively remodelled to capitalise on its elevated position, commanding far-reaching views towards the church spire of Ross-on-Wye and the surrounding landscape.

The Accommodation

The accommodation is beautifully arranged and highly versatile, centred around two entrance halls which provide a natural flow throughout the home. Two impressive reception rooms open directly onto the rear garden, creating a seamless connection between indoor and outdoor living, ideal for both formal entertaining and relaxed family life. The ground floor is further complemented by a well-appointed kitchen and separate utility room.

The first floor is accessed via the second entrance hall, leading to a generous sitting room which offers flexibility as an additional principal reception space or bedroom suite. From here, doors lead to two substantial en-suite bedrooms, each benefitting from built-in storage.

From the main entrance hall, there is separate access to an additional bedroom suite, complete with en-suite and shower room, perfectly suited for guests or independent living.

The Annex

Complementing the main residence, the former apple store, wine cellar and coach house present an exceptional opportunity for multigenerational living or ancillary accommodation, with clear potential to be fully integrated or retained as a self-contained annex.

Accessible either from within the main house or via its own private entrance, the accommodation comprises an entrance hall and bathroom to the ground floor, with stairs rising to the first floor. Here, a well-proportioned layout includes a WC, two bedrooms, a reception room and kitchen, offering a comfortable and independent living environment.

The Gardens

Set within part of the original walled kitchen garden, the grounds are a particularly special feature of the property, offering both privacy and heritage charm. Predominantly laid to lawn, the gardens are enriched by an impressive collection of mature specimen trees, including Magnolia varieties, Catalpa, Ginkgo and Eucalyptus.

A range of established heritage fruit trees, comprising cider, cooking and eating apples, alongside fig and damson, are believed to descend from the original planting of the kitchen garden. A beautifully established Rugosa rose garden, complemented by additional rose beds, provides colour, texture and seasonal interest throughout the year.

Entrance Hall - 3.23m x 2.77m (10'7" x 9'1")

Entered via a secure wooden door, this welcoming space features solid wood flooring throughout, a window to the front elevation, pendant lighting and radiator. An open-plan layout flows seamlessly into the reception area.

Reception Area - 3.23m x 2.01m (10'7" x 6'7")

A bright and versatile space with solid wood flooring, pendant light fitting, loft access and a skylight window, complemented by a further window to the front elevation.

Cloakroom

Fitted with a low-level WC and wash hand basin with separate hot and cold taps, alongside a useful storage area. Obscured window to the front elevation.

Living Room - 6.25m x 4.19m (20'6" x 13'9")

A beautifully appointed room rich in character, showcasing fine period features including arched alcoves with independent lighting and elegant parquet flooring. A solid wood fire surround houses an inset Efel stove, creating a focal point. The room benefits from a window to the rear, radiator, and a mix of carpeted and wooden flooring. Stairs rise to the first floor, with double doors opening onto the garden and further doors leading to adjoining rooms.

Dining Room - 4.37m x 4.19m (14'4" x 13'9")

Continuing the parquet flooring, this impressive dual-aspect dining space enjoys two windows to the front and a door leading to the rear garden. Enhanced by both pendant and ceiling spot lighting and served by a radiator.

Kitchen/Breakfast Room - 4.19m x 3.33m (13'9" x 10'11")

The kitchen is fitted with a range of eye and base level units complemented by solid worktops and tiled flooring. Features include integrated dishwasher, microwave and oven, sink with drainer and mixer tap, space for a freestanding fridge, and dual aspect windows to the front and rear. Ceiling spotlights and radiator complete the space.

Inner Hall

An additional hallway with tiled flooring, storage beneath stairs, radiator and window to the rear, providing access back through to the kitchen. A convenient ground floor.

Secondary Entrance Hall

Accessed via a secure wooden door with partly obscured glazing, this practical entrance features tiled flooring, radiator, doors to adjoining rooms and a glazed door leading out to the garden.

WC

WC comprises low-level WC and wash hand basin.

Utility Room - 2.79m x 2.18m (9'2" x 7'2")

A separate utility room offers additional base units, worktop space, plumbing for white goods, sink with drainer, and windows to the front and side.

Landing (via Sitting Room)

Captured landing space with pendant lighting.

First Floor Bedroom - 5m x 4.19m (16'5" x 13'9")

A generous double room with built-in wardrobes, dual aspect sash windows to front and rear, carpeted flooring, radiator and pendant lighting.

En-suite 

Fitted with panelled bath and shower attachment, tiled surround, low-level WC, pedestal wash basin and obscured window to the front.

First Floor Living Room/Bedroom - 7.04m x 4.19m (23'1" x 13'9")

A versatile dual-aspect space with solid wood flooring, ceiling spotlights and radiator, ideal as an additional bedroom or private sitting room. Provides access to:

Master Bedroom - 6.25m x 4.19m (20'6" x 13'9")

A generous double room with built-in wardrobes, dual aspect windows to front and rear, carpeted flooring, radiator and pendant lighting.

En-Suite

Comprising panelled bath with mixer tap, tiled flooring and surround, pedestal wash basin and low-level WC.

Bedroom Three - 5.44m x 4.01m (17'10" x 13'2")

A charming room with exposed beams, windows to the rear and side elevations, pendant lighting and radiator.

Ensuite

Fitted with panelled bath, pedestal wash basin, low-level WC, tiled surround and flooring, with ceiling spotlights and radiator.

Annexe Entrance Hall

Accessed via a secure wooden door with partially obscured glazing, featuring a window to the front, stairs to first floor, under-stairs storage, additional cupboard, radiator and pendant lighting.

Annexe Bathroom

With windows to the rear and side, comprising panelled bath with mains shower over, wash basin with storage, radiator and pendant lighting.

Annexe Landing

Carpeted with window to the side elevation, storage space and pendant lighting.

Annexe Bedroom - 3.53m x 3.2m (11'7" x 10'6")

With windows to front, pendant light fitting, carpeted throughout.

Annexe Bedroom Two - 3m x 1.91m (9'10" x 6'3")

With windows to front, pendant light fitting, carpeted throughout.

Annexe WC

WC comprises low-level WC and wash hand basin.

Annexe Sitting Room - 4.17m x 3.43m (13'8" (Maximum to recess) x 11'3")

A characterful and inviting living space featuring exposed beams and a charming wooden fire surround with open fire. The room is carpeted throughout and benefits from a window to the side elevation, pendant lighting, loft access, and wall-mounted storage.

Annexe Kitchen - 4.17m x 1.91m (13'8" x 6'3")

Fitted with a range of eye and base level units complemented by laminate worktops. The space includes a stainless steel sink with tap over, useful storage cupboard, and is naturally well-lit via two windows to the side elevation.

Store Room/Study - 5.56m x 4.32m (18'3" x 14'2")

A versatile outbuilding with exposed beams, power, lighting, windows to rear and side, and radiator.

Workshop - 5.56m x 4.14m (18'3" Maximum to recess x 13'7")

A versatile outbuilding with exposed beams, power, lighting.

Garage - 5.69m x 4.57m (18'8" x 15'0")

Incorporating a wine store, with power and lighting.

Wine Store

Services

We have been advised that mains water, electricity are connected to the property. Oil fired central heating and Private drainage via septic tank. This information has not been checked with the respective service providers and interested parties may wish to make their own enquiries with the relevant local authority. No statement relating to services or appliances should be taken to imply that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.

Directions

From the market house in the centre of Ross proceed on the B4288 towards Walford. At the Prince of Wales pub turn right into Archenfield Road, continue for 0.7 of a mile. Take a left turn between two stone pillars sign posted The White House, continue down the track where Lincoln Hill House will be on your right.

Council Tax

COUNCIL TAX BAND "G"

This information may have been obtained from the local council website only and applicants are advised to consider obtaining written confirmation.

Energy Performance Certificate

The EPC rating for this property is D

Agency Notes

Please be aware there is a tree preservation order in connection with a tree located in the entrance driveway

General

Intending purchasers will be required to produce identification documentation and proof of funding in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. More information can be made available upon request. 

John Goodwin FRICS has made every effort to ensure that measurements and particulars are accurate however prospective purchasers/tenants must satisfy themselves by inspection or otherwise as to the accuracy of the information provided. No information with regard to planning use, structural integrity, tenure, availability/operation, business rates, services or appliances has been formally verified and therefore prospective purchasers/tenants are requested to seek validation of all such matters prior to submitting a formal or informal intention to purchase/lease the property or enter into any contract.

Viewing

By appointment to be made through the Agent's Ross On Wye Office, Tel:

Tenure

We are advised (subject to legal confirmation) that the property is freehold.