4 bed town house for sale

Goodrich, Ross-On-Wye, Herefordshire HR9

Location

Rocklands Coach House is located in the beautiful Wye Valley Area of Outstanding Natural Beauty on the outskirts of the well regarded village of Goodrich. The village has a Primary School, active village hall and facilities, and is only a short distance from the market and tourist town of Ross-on-Wye or nearby Monmouth. The property is within walking distance of the nearby Cross Keys Inn and The Hostelrie, and ideally located for easy access to both the River Wye for Kayaking, and the Royal Forest of Dean for walking and cycling. Despite its tranquil setting, it is only a few minutes drive from the A40 and M50 road network

Property Description

The former Coach House has been thoughtfully renovated to create a spacious home filled with character and charm, whilst the separate annexe offers generous workshop/garage space on the ground floor, with an income generating self contained annexe above. Together with the added benefit of an approx. 2 acre fenced paddock, Rocklands Coach House is an exceptionally versatile property.

The generous entrance hall with flagstone flooring has a range of most useful built in storage. A door leads through to the impressive living room with herringbone engineered wooden flooring and feature fireplace with inset wood burning stove. With windows to both elevations, and two double opening doors through into the kitchen/diner, this room is filled with natural light. The kitchen combines character features such as exposed beams and an exposed stone wall together with a modern, recently fitted, Oak kitchen with Cannon Range cooker, Belfast sink and marble effect worktops. The dining area is situated to the far end of the kitchen and provides a delightful eating area with vaulted beamed ceiling, exposed stone wall, and large French doors which open directly onto the patio. To the ground floor is a double bedroom, bathroom, and wonderful office/guest room, with shuttered double French doors opening directly into the courtyard garden.

To the first floor are two bedrooms, the main bedroom having appealing exposed roof timbers, together with a door giving access to the rear stone steps, from which one has wonderful views towards Coppett Hill. There is also a further bathroom with a ball and claw rolltop bath, together with a separate shower cubicle.

To the rear of the property is a timber clad barn which has been carefully converted, to offer garage/workshop facilities to the ground floor, complete with w.c., whilst above, is a beautifully appointed annexe, which has a large open plan kitchen/living room with herringbone wood effect floor, and a most attractive curved ceiling. The kitchen is well appointed with space for a range of appliances. There is a double bedroom and a most attractive bathroom with free standing bath, separate shower and chequerboard style flooring. Externally the annexe has a private courtyard style garden with a raised tiled sun terrace.

Accessed from the rear of the Coach House is a most attractive paved and gravelled courtyard garden, with a range of mixed planted borders, together with several secluded seating areas. Accessed via a five bar gate is the fenced paddock. The current owners have a large chicken enclosure, garden shed and have added a seat to the highest point to take advantage of the views across the surrounding rolling countryside. The paddock is approx. 2 acres and has been divided into two fenced and gated paddocks making it ideal for those wanting to have livestock.

For those seeking a property filled with character, and having the potential to generate an income, as well as having paddocks we strongly recommend an early viewing.

Entrance Hall

A spacious entrance hall with a range of built in storage cupboards. Flagstone floor. Door through to

Living Room - 9.4m x 6.43m (30'10" x 21'1")

An impressive room with brick feature fireplace, stone hearth and inset wood burning stove. Engineered Oak herringbone floor. Windows to end elevations with wooden shutters. Underfloor heating doors through to:

Kitchen/Breakfast Room - 9.4m x 3.04m (30'10" x 9'11")

Again an impressive room with exposed stonework and vaulted ceiling with exposed timbers. Range of floor and wall mounted Oak kitchen units with marble effect worktop over and attractive wall tiles. Cannon Range lpg cooker with extractor hood over. Inset Belfast sink. Integrated dishwasher. French doors opening onto patio. Two Velux windows. Door to rear garden. Tiled floor with underfloor heating.

Rear Hall

Accessed from the living room is the rear hallway with stairs leading to the first floor and doors leading to

Study/Bedroom - 4.42m x 3.66m (14'6" x 12'0")

A light room currently used as an office. Window overlooking garden and French doors with wooden shutters leading into rear garden.

Bedroom - 3.95m x 2.79m (12'11" x 9'1")

Window to side elevation and vaulted ceiling with exposed ceiling and wall beams. Radiator. Carpet.

Bathroom

White suite comprising panelled bath with shower over, pedestal wash hand basin and w.c. Window to side elevation. Laminate floor.

Bedroom - 0.54m x 3.13m (1'9" x 10'3")

A generous room with vaulted ceiling and exposed ceiling beams. Window with wooden shutters and door leading to rear stone steps giving access to the garden. Velux window. Radiator. Carpet.

Bathroom

Suite comprising ball and claw freestanding bath. Shower cubicle. Vanity wash hand basin and w.c. Attractive tiled floor. Vaulted ceiling with ceiling beam.

Annexe Kitchen/Dining/Living Room - 5.94m x 5.45m (19'5" x 17'10")

An open plan area with a range of floor mounted kitchen units with worktop over. Integrated oven and hob with extractor hood over. Plumbing for washing machine. Insulated, curved ceiling. Radiator.

Annexe Bedroom - 4.62m x 2.79m (15'1" x 9'1")

Window to side elevation. Wood effect flooring. Radiator.

Annexe Bathroom

Freestanding bath. Separate shower cubicle. Vanity wash hand basin and w.c. Part panelled walls and attractive chequerboard floor tiles. Towel radiator.

Outside

Below the annexe is a 23' garage/workshop with cloaks and w.c. Oil fired boiler for the annexe.

To the front and side of the property are courtyard style gardens with several secluded seating areas, together with a recently installed Hot Tub. Accessed via a gate are the fenced paddocks totalling approx 2 acres.

Agents Notes

There is a public footpath which is screened by mature hedging to the side of the house. The access to the property is via a shared driveway with Rocklands House. The property is Grade II Listed and is in an aonb. The vendors have made us aware that there is a retrospective planning application which is still awaited regarding a bathroom window in the annexe. Further details are available via the Agents.

Tenure

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

Services

We have been advised that mains water and electricity are connected to the property. Oil central heating. The annexe and the house have separate boilers but are fed from the same oil tank. The electricity to the annexe is also via the Coach House but does have its own fuse board. Sewage 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 imply that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.

Viewing

By appointment to be made through the Agent's Ross On Wye Office, Tel: Council Tax

council tax band ''F''

This information may have been obtained from the local council website only and applicants are advised to consider obtaining written confirmation.

EPC

The EPC rating for this property is D (59)

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 formally 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.