Front Cover



An Exceptionally Well Presented Modern Detached House Situated In A Quiet Residential Area Close To The Centre Of Hereford Offering Family Orientated Accommodation Of Four Bedrooms, With One Benefitting From An En-Suite, Separate Garden Room/Office, Mature Private Garden And Ample Off Road Parking With Electric Gated Entrance. EPC "C"



Location



3 Vineyard Road is located in a highly desirable residential area approximately 1.5 miles East of the Cathedral City of Hereford, where there is a comprehensive range of amenities shops, banks, Waitrose supermarket and the popular Hereford Racecourse. There are more local facilities within walking distance including a post office and convenience store.



Transportation communications are excellent. There is a mainline railway station just over a mile from the property with services to Ledbury, Malvern, Birmingham and London.



Educational facilities are well served with excellent primary and secondary schools being close at hand. Hereford also benefits from the highly regarded Hereford Sixth Form College.



Description



3 Vineyard Road is a substantial and exceptionally well presented detached house benefitting from gas central heating and double glazing throughout.



The family orientated accommodation offers flexible living, currently the property comprises three reception rooms, plus an open plan L-shaped family room and dining area. The property also lends itself to multi-generational living having a ground floor shower room and potential to use a reception room as a bedroom. To the first floor there are four bedrooms, one of which benefits from an en-suite.



Within the mature and well maintained rear garden is a separate home office perfect for anyone needing to work from home having heating and electric.



The property is set back from the road behind a hedge and wall boundary giving a high level of privacy. Electric gates open to the block paved driveway offering ample off road parking. It also benefits from external lighting and bin store. The rear of the property can be accessed from either side. Steps lead to the covered storm porch with external lighting and composite front door opening to



Entrance Hall

Engineered oak floor, three ceiling light fittings and Hive heating control. Stairs to first floor and video telephone system. Electric gate control panel. Doors to all rooms



Playroom/Office 4.75m (15ft 4in) x 2.97m (9ft 7in)

Engineered oak floor, two pendant light fittings, radiator and dual aspect double glazed windows to front and rear. Radiator and TV point



Living Room 4.39m (14ft 2in) into bay x 4.39m (14ft 2in)

Engineered oak floor, pendant light fitting, radiator and large double glazed bay window to front aspect.



Kitchen 3.46m (11ft 2in) x 2.53m (8ft 2in)

Tiled floor, spotlights, radiator and double glazed window to side aspect. Range of base and eye level units with worksurface over. Stainless steel one and a half bowl sink with drainer. Four ring induction HOB with EXTRACTOR over, electric DOUBLE OVEN and

integrated DISHWASHER. Open to



Dining Area 5.40m (17ft 5in) x 4.23m (13ft 8in)

Tiled floor, three pendant light fittings, radiator, two Velux windows. Doors opening to rear garden (described later). Aga Multifuel burner sitting on a slate hearth. Door opening to utility (described later). Open to



Family Room 4.34m (14ft) x 3.85m (12ft 5in)

Engineered oak floor, pendant light fitting and radiator



Utility

Tiled floor, ceiling light fitting, worksurface with space for a washing and tumble dryer below. Wall mounted Vaillant boiler with Hive heating controls. Door opening to garden (described later) and door opening to



Wet Room 2.32m (7ft 6in) x 2.25m (7ft 3in)

Tiled floor, tiled walls, spotlights, extractor and double glazed window with obscured glass. Low level WC, wash hand basin, walk in shower with mains powered shower with dual head. Heated towel rail



FIRST FLOOR

Landing

Carpet, pendant light fitting, loft access point and doors to all rooms



Bedroom 1 3.59m (11ft 7in) x 2.94m (9ft 6in)

Carpet, pendant light fitting, radiator and double glazed window to front aspect. TV point and sliding glass door opening to



En-Suite

Tiled floor, tiled walls, spotlights, extractor and double glazed window with obscured glass. Underfloor heating. Low level WC, wash hand basin and walk in shower cubicle with dual shower head



Bedroom 2 4.42m (14ft 3in) x 3.87m (12ft 6in)

Carpet, pendant light fitting, radiator and double glazed window to front aspect



Bedroom 3 4.00m (12ft 11in) x 3.90m (12ft 7in)

Carpet, pendant light fitting, radiator and double glazed doors opening to Juliet balcony



Bedroom 4 2.76m (8ft 11in) x 2.30m (7ft 5in)

Carpet, pendant light fitting, radiator and double glazed window to front aspect



Bathroom 2.48m (8ft) x 2.27m (7ft 4in)

Tiled floor, partially tiled walls, underfloor heating, spotlights and double glazed window with obscured glass. Heated towel rail. Low level WC, wash hand basin and bath with handheld shower head



Outside

To the rear of the property is a private, mature enclosed garden.



A decked area provides the perfect spot for enjoying a tipple in the evening sunshine.



The remaining garden is partially laid to lawn with hedge borders and mature trees.



To the side of the lawn is a stone chipped area leading down the side of the property to the utility room door and round to the front of the house. The stone chipped area also leads to the rear of the garden where the Garden Room can be found



Separate Garden Room/Office 4.70m (15ft 2in) x 2.87m (9ft 3in)

A versatile room that could be used for a number of uses such as a gym, office or studio. Fully insulated Wood effect floor, spotlights, electric heating, and two double glazed windows. Also wired up for use as a sauna.



Services



We have been advised that mains services are connected to the property. 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 infer that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.



Directions



From the agents Ledbury Office proceed to the traffic lights and turn left onto the B4216 (New Street) should be onto High Street A4328 following it until you reach a roundabout at the roundabout, take the 3rd exit onto Hereford Rd/A438 Continue to follow A438 for approximately 13.5 miles .At the roundabout take the second exit onto the A449 Ross Road. Proceed along this road, at the next roundabout take the first exit onto the A4172. At the crossroads turn left onto the A438. Stay on the A438 for approximately 9.5 miles after which you will come to a roundabout. Take the third exit. At the roundabout, take the 1st exit onto Haford Road passing the turnings into Old Eign Hill this road then becomes Vineyard Road. Follow this almost to the end where the property can be found on the right hand side.



Council Tax



COUNCIL TAX BAND "D"

This information may have been obtained by telephone call only and applicants are advised to consider obtaining written confirmation.



Energy Perfomance Certificate



The EPC rating for this property is C (76).



Viewing



By appointment to be made through the Agent's Ledbury Office ([use Contact Agent Button]) or Colwall Office[use Contact Agent Button])



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 formerly 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.



Tenure



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