'Located in the coveted St James area, 'a village within the city', a period Victorian semi-detached three reception room/three bedroom home with parking and unexpectedly large southerly facing rear garden.'
LOCATION
St James Road is located in the favoured St James residential district which lies just to the east of the city centre. The area is served by a range of amenities including a church, primary school, public house and local store. The area is highly sought for its convenience and community. Hereford city centre is a short distance away and offers a full range of shopping, leisure and recreational facilities. The city also has a hospital, railway station and higher educational establishments.
DESCRIPTION
9 St James Road is an attractive Victorian semi-detached house. The property is an example of its era with it having three reception rooms arranged off a central hallway. Ceiling heights are of a good level, there are three bedrooms and a cellar. The property has good parking/hard standing facilities and of note is the excellent garden. In more detail the accommodation comprises:
ON THE GROUND FLOOR:

Enclosed Entrance Porch 1.07m (3'6) x 1.32m (4'4)
Approached through a door with two glazed upper panels, adjacent decorative leaded and coloured and glass window, mono-pitched roof, feature tiled floor and step with door with upper glazed panels to the:
Reception Hall 2.11m (6'11) x 1.6m (5'3)
With stripped wooden newel post to stairway, radiator and with doors to the breakfast room, family room/dining room and the:
Sitting Room 3.78m (12'5) x 4.11m (13'6) (16'6 in bay)
With a 9' ceiling height, picture rail, sash bay window area, two wall light points and painted timber fire surround. Radiator.
Family/Dining Room 3.66m (12') x 3.66m (12')
With a 9'1 ceiling height and having a sash window to the front, a pair of French doors opening to and overlooking the rear garden area and radiator.
Breakfast Room 3.66m (12') x 2.69m (8'10)
With a high ceiling, quarry tile floor, recess with shelves, floor to ceiling built-in cupboards, airing cupboard with insulated hot water cylinder, radiator, door to cellar and door to the:
Kitchen 4.34m (14'3) x 1.6m (5'3)
With a double glazed window to the rear, door to a veranda area, single drainer sink unit with mixer tap, fitted base cupboards with working surface over, tiled surrounds and eye-level cabinets. Wall mounted boiler which provides central heating. Door to the utility room and an opening to a WALK-IN PANTRY AREA (7' x 3'7) with fitted shelves, fitting working surface and base cupboards.
Utility Room 2.01m (6'7) x 1.85m (6'1)
With a double glazed window, sink unit with cupboards below, tile floor and door to the:
Cloakroom 1.85m (6'1) x .91m (3')
With wc, double glazed window, radiator and tiled floor.
ON THE FIRST FLOOR:

Landing
Approached over a return stairway with timber banister and hand rail. 8'10 ceiling height, sash window to the front and doors to:
Bedroom 1 3.45m (11'4) x 3.3m (10'10) (plus door recess)
With a sash window, radiator and recessed wardrobe/store cupboards provided with a mix of hanging rails and shelving.
Bedroom 2 3.68m (12'1) x 3.66m (12')
With a sash window to the front and double glazed window to the rear. Radiator.
Bedroom 3 2.62m (8'7) x 2.57m (8'5)
With a double glazed window to the rear, radiator, recessed wardrobe with hanging rail.
Bathroom 1.85m (6'1) x 1.68m (5'6)
With bath with tiled surrounds and an electric shower unit over, wash basin, part tiled surrounds, mirror and radiator.
Separate wc 1.55m (5'1) x 1.09m (3'7)
With low level wc and pedestal wash basin. Double glazed window and radiator.
ON THE LOWER GROUND FLOOR:

Cellar 3.56m (11'8) x 3.56m (11'8)
With a ceiling height of approximately 6'. Electric light point.
OUTSIDE:
The property has the benefit of off-road parking facilities. At the front of the property there is a decorative wrought iron fence over a brick wall in which there are pillars and a wrought iron gate opens to a pathway which leads to the front door. There are further pathways off. The cultivated front garden area includes fuchsias and a central flower island with brick surround. Beyond the parking facilities there are a pair of high wooden gates which open to a further car parking/hard standing area. The rear garden is quite unexpected in terms of its overall size and comprises a patio area with a rear porch/veranda which is approximately 14' x 6' and leads off the dining room. Two openings in a breeze block wall then lead through to the extensive rear gardens which are private and enjoy a southerly aspect. This area is approximately 50' wide x 70' deep and is substantially laid to lawn and is surrounded by a mix of timber fencing panels. Within this area there are numerous trees including apples, a hazelnut and a pear.
SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.
COUNCIL TAX BAND C

VIEWING
Strictly by appointment through the agents, telephone Hereford[use Contact Agent Button].
DIRECTIONAL NOTE
The best vehicular route from the city centre is to proceed for the length of St Owen Street and at its terminal turn right into St James Road where Number 9 will be identified on the left hand side by the agents 'For Sale' board. Alternatively on foot from the city centre St James Road is located off Green Street.
14th September 2023
ID36817
Disclaimer
Watkins Thomas Ltd. Registered in Cardiff, No: 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT - 1967 WATKINS THOMAS LTD, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS THOMAS LTD or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatsoever in relation to this property.