Phocle Green, Ross-On-Wye, Herefordshire, HR9

An imposing, double fronted 1920's residence of immense character, commanding an excellent position close to commuting links. Offering large and flexible living accommodation that would easily suit two families. Situated within gardens of an acre.

The property has been greatly improved by the present owners to include re-roofing, new double glazing, new central heating and new kitchen and bathrooms.

Runsel Grange is situated approximately 2 miles from the centre of Ross on Wye where a good range of shopping, social and sporting facilities can be found. The property is accessed from a small country lane close to Junction 4 of the M50 giving easy commuting links to the Midlands, South Wales etc and the centres of Hereford, Gloucester and Cheltenham are all easily commutable.

The property is entered via;
Aluminium double glazed front entrance door leading to:

Entrance Porch:
Original 1920's hardwood door with decorative glazed insets leads into:

Reception Hall:
Staircase to first floor landing with understairs storage. Attractive wood effect tiled flooring which creates a light and airy feel and continues through to the living spaces.

Shower Room:
A continuation of the tiled flooring. Obscured glazed window to side aspect. White suite comprising walk in enclosed shower cubicle. Pedestal wash hand basin with mixer tap and low level WC. Radiator.

Study: 11'10" x 11'5" (3.6m x 3.48m).
Having a double glazed windows to front and side aspects. Useful recessed storage cupboard.

Snug: 15'10" x 13'9" (4.83m x 4.2m).
Double glazed window to both front and side aspects, both of which enjoying lovely views over surrounding countryside. Recessed feature fireplace.

From the hallway, door leads to:
Sitting Room: 15' x 13'10" (4.57m x 4.22m). Into bay 20'4".
Plus bay double glazed window to the rear aspect. Brick built fireplace with inset cast iron wood burning stove on a raised tiled hearth.

Sun Room: 11'5" x 7' (3.48m x 2.13m).
Wood panelled ceiling. Original leaded internal windows. uPVC double doors out to rear terrace. Further connecting door leads through to:

Dining Room: 11'3" x 9'11" (3.43m x 3.02m).
Double glazed windows to rear aspect.

From the dining room, door to:
Lobby/Utility Area: 10'2" x 8'8" (3.1m x 2.64m).
Double glazed window to rear aspect, plumbing for dishwasher and washing machine open plan to the kitchen breakfast room.

Porch:
With hanging space for coats. uPVC double glazed window to rear aspect. Door to:

Understairs Pantry: Approx: 7'6" (2.29m) x 5'1" (1.55m).
Window to side aspect. Extensive shelving. Open

Fabulous Kitchen/Breakfast Room: 19'6"x 11' (5.94mx 3.35m)Having been re-fitted to a particularly high standard with a beautiful range of Oak fronted base and wall mounted units with decorative handles. Dekton worktops. Double glazed window to front aspect. Feature roof lantern which creates a light and airy feel. Attractive tiled flooring. Space for American style fridge/freezer. Range cooker with gas hob and extractor hood over. Recessed double sink unit with drainer. Undercabinet with lighting. Recessed ceiling spotlights. Bi-fold door leads out to Indian stone patio which provides a lovely entertaining area.

A doorway from sitting room provides access to:
Inner Lobby:
Having double glazed window to the rear aspect. uPVC glazed door out to private side entrance. Additional internal door leads into:

Bedroom Area: Max measurement: 15'10" (4.83m) x 11'10" (3.6m).
Small Dressing Area: 6'6" x 5'3" (1.98m x 1.6m)
Inclusive of the space. Double glazed windows to side aspect. Door to:
En-Suite:
Walk in enclosed shower cubicle. Electric power shower. Pedestal wash hand basin. Low level WC. Tiled floor and splashbacks. Recessed ceiling spotlights and extractor fan. This area could be used for an independent relative or for anyone seeking to make a supplementary income with Air BnB.

From the reception hall, original solid wood staircase leads to:
Split level landing:
Large double glazed window to side aspect which floods the landing with natural sunlight. Radiator, power points. A very good sized loft space. From the first part of the landing access can be gained to:

Large Family Bathroom:
Obscured glazed window to the front aspect. Modern white suite comprising pedestal wash hand basin, low level WC. Corner wood panelled jacuzzi bath with mixer tap shower head. Exposed wooden floor boards. Heated towel rail with access to loft space.

First Floor Landing:
Airing cupboard housing pressurised hot water cylinder. Door into:

Master Bedroom: 14'1" x 9'10" (4.3m x 3m).
Large double glazed windows to side and rear aspects offering stunning views towards neighbouring Ross on Wye and beyond. Walk in wardrobe with hanging rails. Radiator, power points. Door to:
En-Suite Shower Room:
uPVC bay double glazed window to side aspect with marble top, sunken sink and vanity unit all built into the bay. Walk in enclosed shower cubicle with electric shower and tiled splashbacks. Light with shaver.

Bedroom 2: 11'1" x 9'10" (3.38m x 3m).
Two large double glazed windows to front aspect with beautiful views over rolling countryside. Built in wardrobe. Radiator, power points. Door to:
En-Suite Shower Room:
Having walk in enclosed shower cubicle with built in electric power shower. Tiled floor and walls. Low level WC. Pedestal wash hand basin with mixer tap and chrome heated towel rail. Double glazed window to side aspect with lovely views.

Bedroom 3: 16'9" (5.1m) into bay x 11'1" (3.38m).
Stunning views through double glazed window to rear aspect towards the gardens and beyond over the M50 towards Chase Woods and Ross on Wye.

Bedroom 4: 12'2" x 11'2" (3.7m x 3.4m).
Two double glazed windows to front aspect which again offers a pleasant view over farmland and beyond. Radiator, power points.

Bedroom 5: 8'11" x 8'10" (2.72m x 2.7m).
This would make an ideal study. Double glazed windows to front and side aspect overlooking the gardens.

Outside:
Access to the property is gained via a gated side entrance which provides ample parking for up to five/six vehicles, leading to hardstanding area which would ideally suit a garage, subject to the necessary planning requirements. Steps leads up to a beautiful Indian stone patio taking in the lovely views over the sunny rear gardens and leading into the property and also the private entrance to the annexe. A doorway leads to:
Integral Workshop/Store: Approx: 8'6" x 7'4" (Approx: 2.6m x 2.24m).
Power points and lighting. Pathway leads to a raised canopied hot tub terrace with large entertaining deck. The current owners have created a fabulous pond with an array of lilies. Leading onto:

Summer House: Approx: 29'10" x 10' (Approx: 9.1m x 3.05m).

A small wooded copse with circular seating area, currently under construction and having the lovely view back toward Ross on Wye and Penyard Woods. From here, this leads around to further level lawns with useful Nisan hut and onwards to a well which is currently covered over. From the front gardens, steps leading down from the lawns and onto low maintenance gravelled areas with mature shrub borders and modern gated front entrance. All enclosed by a mixture of mature hedgerows and secure panelled fencing. The total plot measures approximately 1 acre.

Directions:
Leave Ross on Wye on the A449 East to the end of the M50. At the roundabout take the B4221 between the Travellers Rest and the M50. As the road bends around to the left the property can be found second property on the left hand side just before the small set of cross roads.