£245,000 (freehold)

Watkins Thomas Ltd

5 King StreetHereford HR4 9BW

Tel: 01432 272280

Fax: 01432 343444

[email protected]

Hinton Road, Hinton, Hereford, HR2 6BW'Located just to the south of the city centre near to amenities a quite exceptional inner terraced housewhich has been the subject of an extensive schedule of refitting and upgrading works to include theconversion of an attic to provide additional study and bedroom accommodation'

£245,000 (Freehold)

Residential Sales and Lettings

Hinton Road, Hinton, Hereford, HR2 6BW

DRAFT PARTICULARS ONLY

LOCATION Hinton Road is located between Ross Road and Holme Lacy Road and lies just to the south of the city centre. In thelocality there are a range of amenities and the property offers easy access to the playing fields and the city centre.

DESCRIPTION 171 Hinton Road is a four bedroom inner terrace house which originally offered a good level of accommodation arrangedover two levels and which now offers an exceptional level of accommodation arranged over three levels through the atticspace having been converted to additional accommodation. The works have been completed to an exacting standardand on the ground floor there is a hall off which there is a living room and large kitchen/breakfast room. On the first floorthere are three bedroom one of which has an en-suite and a family bathroom and on the second floor approached overan open tread flight of steps there are two generously sized rooms each with velux windows, one of which would make afine study and the second of which would make an excellent fourth bedroom. Outside the property has the benefit ofparking spaces to the front and to the right of the adjoining property there is a driveway to a garage. At the rear there is aprivate enclosed courtyard area with a flight of steps up to a decked area beyond which there is an old walled gardenwhich provides an excellent amenity space. The property is centrally heated and double glazed, decorations are of a verygood standard, there is good quality flooring throughout and in more detail the accommodation comprises:

ON THE GROUND FLOOR:

Entrance Lobby 1.42m (4'8) x 1.12m (3'8) Approached through a double glazed door with a recess with a feature timber sill, wood grain effect flooring, sensor lightand having a double glazed door to the:

The Principal Reception Hall 4.09m (13'5) x 1.3m (4'3) With a stairway leading off with wooden hand rail to the first floor and having sunken ceiling lights, central heatingthermostat, radiator, wood effect flooring and with feature doors to the kitchen/breakfast room and:

The Principal Sitting Room 4.62m (15'2) x 3m (9'10) With three double glazed windows to the front two of which are tilt and turn, contemporary style radiator, wood effectflooring, television point, two ceiling lights and a wall mounted television bracket and point.

Kitchen/Breakfast Room 4.98m (16'4) x 3.73m (12'3) Superbly appointed and having a double glazed window and double glazed door opening to and overlooking the reargarden. Two sets of ceiling spot light fittings and to two walls there are fitted base cupboard and drawer units with woodblock effect working surfaces over, brick effect tile surrounds and matching eye level cabinets and with integrated fridgeand freezer units, recess for range style cooker with cooker hood over, recess with plumbing for washing machine,recess with plumbing for dishwasher, composite single drainer sink unit with mixer tap. With vinyl rubber backed highquality flooring, vertical radiator and with doors to:

Understairs Storage Cupboard .91m (3'0) x 2.54m (8'4) (max) With a ceramic tiled floor, fitted shelves and LARDER/BOILER CUPBOARD (2'1 x 13') in which is housed the Ideal gasfired boiler which provides central heating and domestic hot water.


ON THE FIRST FLOOR:

Spacious Landing 4.47m (14'8) x 1.8m (5'11) (widening to 9'5) With wood hand rail and glass banister which extends to a second floor stairway which is open tread and again has awooden hand rail and glass bannister. Sunken ceiling lights, contemporary style radiator, feature wood grain flooring andwith contemporary style panel doors to:

Master Bedroom 4.98m (16'4) x 2.74m (9') With three double glazed windows to the rear with two being tilt and turn with views across the garden and roof tops totree lined countryside in the distance. Deep timber wooden sill, contemporary style radiator with wood grain effectflooring, television point and additional ceiling lights. Door to:

The En-Suite Shower Room 1.85m (6'1) x 1.57m (5'2) With two double glazed windows to the rear from which views are enjoyed across the garden and roof tops to tree linedcountryside in the far distance. Within the en-suite there is a corner shower cubicle, low level wc and a vanity wash basinwith mixer tap. Wall hung contemporary style radiator, sunken ceiling lights, extractor unit and ceramic floor and walltiles.

Bedroom 2 3.68m (12'1) x 2.62m (8'7) (widening to 9'10) With three double glazed windows two of which are tilt and turn to the front with a deep wooden sill and having ceilinglights, wall mounted radio and television points, fitted shelves with wood grain effect flooring and contemporary styleradiator.

Bedroom 3 3.68m (12'1) x 1.73m (5'8) With two windows to the front, both being tilt and turn, with a deep wooden sill, sunken ceiling lights, contemporary styleradiator and wood grain effect flooring.

Bathroom 1.91m (6'3) x 1.57m (5'2) With white suite, part with wood grain effect tiles and plain ceramic tiles, wood grain effect tiled floor, white suitecomprising bath with mixer tap and shower attachment together with screen door, wash basin with cupboards below andmixer tap together with low level wc. Sunken ceiling lights and radiator.


ON THE SECOND FLOOR: Approached over a newly created open tread stairway to the:

Study/Landing Bedroom 4.47m (14'8) x 3.86m (12'8) A superb space with a velux roof light from which distant views are enjoyed, sunken ceiling lights, wooden and glassbanister, wood grain effect flooring, contemporary style radiator and with a door to:

Bedroom 4 4.47m (14'8) x .13m (0'5) With two double glazed velux roof lights from which views are enjoyed across roof tops to Dinedor Hill in the far distance.Sunken ceiling lights, wood grain effect flooring, radiator, television and radio points.

OUTSIDE:

Garage & Parking The property has the benefit of a double width block pavior driveway to the front and a entrance at the end of the terraceis a driveway to a DETACHED GARAGE (16'10 x 9'7) approached through a pair of wooden doors to the front, electriclight, outside light and power points.

Garden A shared pathway leads to the rear of the property. There is a hard landscaped garden area (22' x 14'10 extending to 24')formed in paving stones in a range of sizes. This area is enclosed by feather board fencing and there are numerousoutside lights. A flight of steps with lighting rise to a decked garden area (19' x 11'2) which has a rail surround. Anopening leads to the final garden area (26' x 32') and is an oasis set within an old stone wall and has planted borderstogether with flowering Cherries and Roses.

SERVICES It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation inrespect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or otherfittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

VIEWING Strictly by appointment through the agents, telephone Hereford (01432) 272280.

DIRECTIONAL NOTE From central Hereford proceed over Greyfriars Bridge and at the roundabout take the first exit into Ross Road, turn leftinto Hinton Road and continue over the roundabout, pass the playing fields on the left hand side and at the nextroundabout take the first exit left where the subject property will be identified on the right hand side.

FOR FURTHER INFORMATION PLEASE CONTACT Steven J. Thomas BSc (Est Man) FNAEA or Antony Gough on Hereford (01432) 272280. For aselection of other properties currently available, please visit www.watkinsthomas.co.uk, www.rightmove.co.uk,www.onthemarket.com or www.zoopla.co.uk.

26th April 2021 ID31488

WATKINS THOMAS LTD registered in Cardiff, No: 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMASLTD. 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 notconstitute, 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 WATKINSTHOMAS 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 intendingpurchaser 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, andneither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.


ENERGY PERFORMANCE CERTIFICATE An Energy Performance Certificate has been prepared in respect of this property and the results are shown in theadjacent charts. More information is available on request.


WATKINS THOMAS LTD registered in Cardiff, No: 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMASLTD. 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 notconstitute, 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 WATKINSTHOMAS 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 intendingpurchaser 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, andneither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.

£245,000 (freehold)

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