Rooms

Summary of Features
* Modernised period cottage (1,648 sq ft) * Fabulous river valley views from an elevated location * 4 bedrooms, 2 bathrooms, 2 receptions * Modern fitted kitchen, central heating & double glazing * Excellent double garage and storerooms * Secluded and quiet location on a no through lane

Location
* Mileages: Holme Lacy 3 miles, Hereford & Ross-on-Wye 8½ miles, Ledbury & Monmouth 16½ miles, Malvern 24 miles, Abergavenny 26 miles, Cheltenham 34 miles, Bristol 49 miles, Cardiff 53 miles & Birmingham 69 miles * Road Links: M50 (Jct 3) 9½ mile, (Jct 2) 20 miles, M5 (Jct 11A) 30 miles. * Railway Stations: Hereford * Airports: Bristol (65 miles), Birmingham (75 miles)

Situation
Ballingham is a small village situated in a loop of the River Wye in Herefordshire, almost equidistant between Ross-on-Wye and Hereford. This area is renowned for its outstanding natural beauty; characterised by the river valley and undulating countryside, woodland and farming, and lies within the Wye Valley (AONB) conservation area. The area offers a sought-after rural quality of life yet is only a short drive from the market town of Ross and the Cathedral city of Hereford. The A49 & A40 are close by providing easy access to the motorway network and convenient links to Cardiff, Bristol, and Birmingham.

Wye View
* This attractive stone cottage is believed to originate from the late 1800’s and has been modernised in recent years to provide a very comfortable and immaculate home. * This rectangular cottage is built into the hillside and orientated such that all living rooms and bedrooms benefit from stunning views across the river Wye valley, broadly towards Fownhope village. * An entrance hall bifurcates to access the utility room to left and the main house to right, with stairs to the first floor. * 4 good sized bedrooms overlook the valley, the main with an ensuite shower and a built-in wardrobe suite. There is a separate modern family bathroom with separate WC adjacent. * On the ground floor, an inner lobby leads to the open plan dining room with kitchen to the side and large picture window to the front.

Wye View Ctd.
* The compact modern fitted kitchen benefits from double electric/micro-wave oven and hob, a quartz work surface, slate effect vinyl flooring and dishwasher. * Beyond the dining room is the cosy sitting room with double aspect and full width front elevation window to take maximum advantage of the views and elevated position.

The Outside
* Access is off the valley road, turning onto the private lane known as “Ballingham Hill”. This lane serves 5 residences and farm woodland only, it is a no through route. * A private parking bay has been built in front of this cottage and there is further parking by the double garage, at the eastern end of the garden. * A smart double garage provides excellent, secure parking and/or storage, the loft above provides some additional storage space. This timber clad building has extra height doors to one half to accommodate a taller vehicle, there is a tidy concrete floor and external apron. Electricity and lighting are connected. * The terraced, mainly lawned garden extends in front and to either side of the property with a floral bed by the front steps.

The Outside Ctd.
* There is a bank immediately behind the house with rustic steps leading to the upper garden area, a natural sloping area inundated with bluebells and wildlife amongst native trees and shrubs.

Property Information

Services
Mains electricity and water, private drainage (septic tank). Oil-fired central heating, combi boiler with bunded oil tank.

Broadband
Fibre Broadband connected (c. 65 mbps d/l).

Council Tax
Band “E” (£2,700 in 2023/24).

Listing
This property is not Listed.

EPC
Rated “E”, potential for “C”.

Wood-burning Stove
The inset stove in the dining room has a back boiler which has been disconnected and neither are currently functional.

General Information

Local
The pretty, rural village of Ballingham has a village hall and is close to the small hamlet of Carey (1 mile), with its well-known country inn and restaurant. The 4-star Holme Lacy Hotel and Leisure Club is <3 miles away. The neighbouring village of Fownhope has a thriving rural community and provides a variety of local facilities including a school, post office/stores, medical centre, leisure centre and two pubs. The historic Cathedral City of Hereford provides a wider range of shopping, recreational and leisure facilities and the pretty riverside market towns of Ross and Monmouth provide a good range of amenities for day-to-day requirements. More extensive cultural and retail opportunities are found in Abergavenny, Cheltenham and Bristol.

Recreational
There are many beautiful walks around the surrounding villages and hamlets, both locally in the Wye Valley and within the popular Forest of Dean. This region offers a wide range of outdoor sporting opportunities and activities, with Golf courses at Ross, Monmouth & Hereford. Fishing & Canoeing on the Wye, with excellent Tennis, Rowing & Cricket Clubs locally.

Additional Information
There is a formal right of way over the shared private track, with an informal maintenance agreement between the 5 residential users.

Onward Position
This will be a chain free sale with no connected on ward purchase.

Postcode
HR2 6NL.

Directions
From Holme Lacy: Opposite the College (big grass triangle in road), turn south off the B4399, signed to Ballingham & Carey. Follow this road for 3 miles, passing Holme Lacy House hotel on your right. After 1½ miles take the2nd left turn (1st is Church Lane) and continue 1.4 miles passing a row of cottages on your left. Immediately after the last house, as the road rises up hill, look out for a sharp right turning into Ballingham Hill. Proceed for about 100 meters and passing the garage and this property is the first on your left.

What3Words
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Agents Notes
Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.

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