Ross Road, Ledbury

£845,000

Guide price

  • Bedrooms: 6
Front Cover

Spacious Six Bedroomed Property, Two Bedroomed Coach House And Three Bedroomed Hayloft

Location

Leadon House is located on the outskirts of Ledbury, a thriving and expanding town which offers good local facilities and amenities including shops, schools, churches, restaurants, theatre, doctors surgeries, community hospital and a mainline railway station with direct links to Hereford, Worcester, Birmingham New Street, Oxford, Reading and London Paddington. Ledbury is a busy tourist attraction and the cities of Hereford, Worcester and Gloucester are each approximately 16 miles with the M50/M5 motorway network available 4 miles to the south of the town.

Description

Dating from the late 19th century Leadon House is a striking detached property offering versatile and flexible accommodation ideally suited as a private residence with self contained accommodation suitable for occupation by an independent relative or offering income potential from open market or holiday lets. The current owners have run the property over the last 12 years as a successful hotel business combined with a very fine family home. This rare opportunity offers scope for continuing this lifestyle business and Leadon House would be ideally suited to a number of alternative uses - residential care home, offices, bed and breakfast and other income producing opportunities (subject to all necessary planning consents).

The accommodation incorporates many period features including decorative ceiling roses, coving, picture rail and dado rail to the main reception rooms and comprises:

Entrance Porch

An enclosed porch having a ceramic tiled floor which is ramped for disabled access. Front entrance door and further door giving access to an impressive reception hall.

Reception Hall

Central light, coving, dado rail, radiator, telephone point. Staircase leading to the first floor. Doors to

Guest Sitting Room/Bar 5.58m (18ft) x 4.21m (13ft 7in)

Two double glazed front facing windows. Central light with decorative ceiling rose, coving, picture rail, dado rail, two radiators. Feature ornate slate fireplace with an open grate inset with tiles. Fitted bar. Door to conservatory.

Conservatory 5.01m (16ft 2in) x 2.97m (9ft 7in)

Extensively double glazed with low energy glass. Radiator, attractive patterned tiled floor. External door to the side.

Guest Dining Room 5.99m (19ft 4in) into bay x 4.47m (14ft 5in) into chimney breast recess

Flooded with natural light through a feature bay window. Central light with decorative ceiling rose, coving, picture rail, dado rail, two radiators Marble fireplace with ornate metal fire grate. Double doors opening to the garden at the side of the property.

Ground Floor Bedroom 4.62m (14ft 11in) max x 3.51m (11ft 4in)

Rear facing sash window and ornate leaded glass sash window to the side. Central light with decorative ceiling rose, picture rail, radiator. Slate fireplace with tiled inset grate. Door to

En Suite Shower Room

Suite comprising walk in shower enclosure with Mira sport electric shower and tiled surrounds, corner wash hand basin, low level WC. Extractor fan, light fitment with shaver point, electric towel rail.

Inner Hall

With door giving access to the cellar comprising two chambers, both with good head height and housing oil fired central heating boiler. External door to outside. Doors to

Private Sitting Room 4.52m (14ft 7in) x 3.82m (12ft 4in)

Rear facing sash window. Central light with decorative ceiling rose, picture rail, dado rail, radiator. Airing cupboard housing a lagged hot water cylinder with fitted immersion heater and cupboard above.

Kitchen 4.90m (15ft 10in) max x 3.02m (9ft 9in)

Fitted with a comprehensive range of cupboards with work surfaces over and tiled surrounds. Two single drainer stainless steel sink units and a separate wash hand basin. Integrated electric and gas (bottled) ovens with a seperate 4 ring gas (bottled) hob. Space and plumbing for dishwasher. Space for fridge and freezer. Side facing window, radiator, hardwearing commercial flooring.

Cloakroom

Suite comprising low level Wc and wash hand basin. Extractor fan, radiator.

First Floor Landing

Spilt level spacious landing. Access to large roof space which has velux roof lights and partial flooring. Access to Annexe (described later) Doors to

Bedroom 1 3.69m (11ft 11in) x 2.87m (9ft 3in)

Window with secondary glazing. Ceiling light, radiator, TV point. Door to

En Suite Bathroom

Suite comprising panelled bath with hand held shower attachment, pedestal hand basin, low level WC. Window with secondary glazing, extractor fan, light fitment with shaver point, radiator, electric heated towel rail.

Bedroom 2 3.85m (12ft 5in) x 3.64m (11ft 9in) into chimney breast recess

Window with secondary glazing. Ceiling light, radiator, TV point. Door to

En Suite Shower Room

Suite comprising walk in shower enclosure with electric shower and tiled surrounds, pedestal hand basin, low level WC. Ceiling light, extractor fan, light fitment with shaver point, electric heated towel rail.

Bedroom 3 5.68m (18ft 4in) into bay x 4.62m (14ft 11in) into chimney breast recess

Bright and airy room with an impressive bay window. Ceiling light, dado rail, two radiators. Feature fireplace with inset tiled grate. Door to

En Suite Bathroom

Suite comprising panelled bath with hand held shower attachment, pedestal hand basin, low level WC. Ceiling light, extractor fan, light fitment with shaver point, electric heated towel rail.

Bedroom 4 5.68m (18ft 4in) x 4.44m (14ft 4in)

Two front facing sash windows with secondary glazing. Central light, picture rail, dado rail, radiator, TV point. Feature fireplace with tiled inset grate. Door to

En Suite Bathroom

Suite comprising panelled bath with hand held shower attachment, pedestal hand basin, low level WC. Part opaque glazed window with secondary glazing, ceiling light, extractor fan, light fitment with shaver point, radiator.

Bedroom 5 3.30m (10ft 8in) x 2.68m (8ft 8in)

Window with secondary glazing. Ceiling light, radiator, TV point. Door to

En Suite Shower Room

Suite comprising walk in shower enclosure with electric shower and tiled surrounds, corner wash hand basin, low level WC. Ceiling light, extractor fan, light fitment with shaver point, electrically heated towel rail.

ANNEXE

The annexe is attached to the main hotel. It does have an independent external access but also an access directly into the hotel from the first floor landing.

Sitting Room 4.96m (16ft) x 3.59m (11ft 7in)

Windows to two sides. Ceiling light, radiator, TV point.

Kitchen/Utility Room 4.11m (13ft 3in) x 2.56m (8ft 3in)

Pine work surfaces. Belfast sink. Electric cooker point. Space and plumbing for washing machine. Space for tumble dryer. Quarry tiled floor. Useful built in storage cupboard and understairs storage cupboard. Ceiling light, radiator. External door. Stairs leading to the first floor.

First Floor Landing

With steps up to a further landing area giving access into the hotel. Doors to

Bedroom 4.96m (16ft) x 3.51m (11ft 4in)

Front and rear facing windows. Ceiling light, radiator.

Bathroom

Suite comprising antique rolled top bath, walk in shower with electric shower, wash hand basin, low level WC, bidet. Window, built in storage cupboard, radiator.

THE COACH HOUSE

Situated on the ground floor of a detached outbuilding at the rear of the main hotel. The Coach House offers self contained living accommodation suitable for a dependant relative or possible holiday let/air B&B. The property has the potential to be extended further into the adjoining boiler room if required.

With oil fired central heating the accommodation comprises:

Open Plan Kitchen/Dining Area 7.16m (23ft 1in) x 2.17m (7ft)

The kitchen area is fitted with a range of floor and wall mounted units with work surfaces over and inset stainless steel single sink drainer unit. There is space for an electric cooker and a fridge. Tiled flooring throughout.

Living Room 4.08m (13ft 2in) x 3.54m (11ft 5in)

Ceiling lights, two radiators, TV point.

Bedroom 1 5.27m (17ft) max x 3.41m (11ft)

Ceiling light, radiator. External doors to front and rear.

Bedroom 2 4.18m (13ft 6in) x 3.23m (10ft 5in)

Wall lights, built in wardrobe, half height panelled walls, radiator. French doors to outside.

Shower Room

Suite comprising walk in shower enclosure, pedestal wash hand basin, low level WC. Wall light, extractor fan, light fitment with shaver point, electric heated towel rail.

Cloakroom

Low level WC and wash hand basin. Wall light, extractor fan, light fitment with shaver point, electric heated towel rail, fitted cupboard.

THE HAYLOFT

Situated on the first floor of the detached outbuilding at the rear of the main hotel.

With oil fired central heating the accommodation comprises:

Entrance Hall

Approached at ground floor level with access to a useful store room. Stairs leading to the first floor.

First Floor Landing

Doors to

Cloakroom

Low level WC and wash hand basin.

Inner Landing

Ceiling light, built in storage cupboard, airing cupboard housing hot water cylinder with immersion heater serving both The Hayloft and The Coach House. Doors to

Living/Dining Room

Windows to three sides all with secondary glazing. Ceiling light, two radiators, TV point. Door to roof garden and external staircase.

18 ft 4 inches (5.68) x 18 ft 1 inches (5.61)

Kitchen

Fitted with a range of wall and floor mounted units with work surfaces over, inset stainless steel single sink drainer unit and tiled surrounds. Space for electric cooker, space for fridge freezer. Side facing window, ceiling light, extractor fan, radiator.

11ft (3.41)9ft 5inches (1.55)

Bedroom 1

Double glazed window, ceiling light, range of built in wardrobes, radiator.

11 ft 8 inches (3.61) 9ft 3 inches (2.87)plus wardrobes

Bedroom 2

Double glazed window, ceiling light, radiator.

11ft 10 inches (3.66)11 ft (3.41)

Bedroom 3

Windows to two sides, ceiling light, radiator. Interconnecting door to Bedroom 2.

11ft 10 inches (3.66) 7ft 11 inches (2.45)

Shower Room

Suite comprising large walk in shower enclosure with electric shower, pedestal wash hand basin, low level WC, bidet. Window, wall light, extractor fan, radiator.

Cloakroom

Low level WC and wash hand basin.

Outside

Leadon House is approached by a gravelled driveway providing a generous area of parking with a turning area. Additional parking is available at the rear where there is also access to a carport. The garden is well established featuring paved seating areas, two ponds, attractive area of lawn and a variety of mature plants and shrubs. There is also an additional courtyard area of garden to the rear of the property with a water feature.

Agents Note

1) There is a right of access across the driveway to a gardening nursery located at the bottom.

Services

We have been advised that mains electricity and water are connected to the property. Heating is through an oil fired system. Drainage is to a new BioTec-3 waste treatment plant. 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 Agent's Office proceed down New Street and on reaching the roundabout take the third exit onto the A449 towards Ross-on-Wye. The property can be found after passing the rugby club on the right hand side.

Energy Perfomance Certificate

The EPC rating for this property is to be confirmed.

Viewing

By appointment to be made through the Agent's Ledbury Office (Tel: 01531 634648).

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.

Arrange viewing 01531 248055

John Goodwin - Ledbury

3/5 New Street, Ledbury, Herefordshire

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