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"Mables Court is a absolute one off, a unique and high specification property, situated in hidden away location in the charming and highly sought after town of Ledbury. The property is recently completed with a very high standard of finish, design and attention to detail. Comprising; reception hallway, vaulted sitting room, large open plan kitchen dining room, utility room, two ground floor en suite double bedrooms, two further first floor double bedroom, master with dressing area and en suite and a full bathroom. The house sits in a generous plot with driveway for 4 5 cars, a detached double garage home gym, low maintenance gardens include a central courtyard that is accessible from the sitting room and one of the bedrooms, a further side garden laid to lawn. The property is a high efficiency home with B EPC rating with air source heating system and underfloor heating throughout the downstairs. Found in a secluded location, close to the town centre, local schools and facilities, on a no through road. Early viewings is absolutely essential to appreciate this rare opportunity to acquire a unique, highly individual and flexible property in beautiful Ledbury.

Entrance Double doors open to

Reception Hall Area Open plan to a light and airy space, wood effect flooring with underfloor heating.

Sitting Room 6.09m x 4.03m 19 11" x 13 2" Impressive principle reception room, with vaulted ceiling. Dual aspect with full height double French patio doors to the front courtyard, additional side facing window. Wood effect flooring with underfloor heating, fitted wooden shutters, wall mounted television point, feature exposed brickwork and panelled walls.

Kitchen Dining Area 6.42m x 7.18m max 21 0" x 23 6" max Side and front facing double glazed window, large central island with inset sink and induction hob, integral dishwasher, lots of storage cupboards and drawers, two electric smart ovens, three integral fridges, quartz worktop, open staircase leads to first floor, exposed brick feature, extractor fan, three pendant ceiling lights over island, additional spot lighting, two wireless charging points set into worksurface.

Utility Room 3.00m x 2.30m 9 10" x 7 6" Off the kitchen. Rear facing obscure double glazed door, range of fitted units with quartz worktop, ceramic Belfast sink, concealed plumbing for washing machine and tumble dryer, large built in utility boiler cupboard housing a underfloor heating system and pressurised water tank , electrics and space for additional appliances, extractor fan.

Wc Side facing obscure double glazed window, wash basin, extractor fan, continued wooden floor.

Ground Floor Bedroom Two 4.06m x 3.62m 13 3" x 11 10" Dual aspect with uPVC double doors open to the courtyard, additional front facing window with fitted shutters, clothes hanging space, wooden floor with underfloor heating, doors to

En Suite Side facing obscure glass double glazed window, shower cubicle, low level WC, wash basin with storage below, underfloor heating, extractor fan.

Ground Floor Bedroom Three 4.07m x 4.06m 13 4" x 13 3" Side facing uPVC window and fitted shutter, clothes hanging space, underfloor heating, door to

En Suite Side facing double glazed window, shower cubicle, low level WC, wash basin, underfloor heating.

First Floor Landing Rear facing window, doors to;

Bedroom One 5.57m x 3.04m 18 3" x 9 11" Dual aspect with front and rear facing windows, radiator, wood effect floor, dressing area with built in wardrobes, door to

En Suite Shower Room 1.99m x 1.68m 6 6" x 5 6" Rear facing obscure glass double glazed window, large corner shower cubicle with rainfall shower hood, low level WC, vanity unit with storage below, heated towel rail, extractor fan and spot lighting, tiled floor.

Bedroom Four 4.07m x 3.16m 13 4" x 10 4" Double bedroom with front facing double glazed window and fitted shutters, radiator, wood effect floor, loft access.

Bathroom 2.72m x 1.92m 8 11" x 6 3" Rear facing obscure double glazed window, contemporary standing double end bath with wall mounted taps, corner shower cubicle, low level WC, vanity unit with ceramic basin, spot lighting, extractor fan, heated towel rail, tiled floor.

Garage 5.37m x 5.37m 17 7" x 17 7" Double size garage with single electric roller door, side pedestrian door, power and light, storage in eaves space, block paved flooring.

Outside Frontage And Driveway The property is approached via a generous driveway and front garden, laid to stone chippings, with attractive evergreen, shrub and alpine planting either side of the driveway. The driveway can easily accommodate 4 5 cars and leads to the garage. To the front of the property is a patio courtyard that acts as the entrance and outside seating, being accessed from the sitting room and one of the ground floor bedrooms. A pathway leads around the rear of the property, where there is additional wooden double storage sheds. Path continues to the rear and arrives at;

Side Garden Enclosed by timber fencing, laid to lawn and flowering borders, air source pump unit powers the central heating, gated access to the front, pathway leads to the rear, outside tap, outside security lighting.

Directions From the centre of Ledbury, follow The Southend in a southerly direction. Take the turning on the right into Mables Furlong, and follow the road, past the gate for John Masefield School right to the very end, where the road is no longer surfaced, follow to the end and the property is on the right hand side, indicated by the For Sale notice. For more detail and to arrange a viewing appointment, please call our Malvern office on .

Additional Information TENURE We understand the property to be Freehold but this point should be confirmed by your solicitor.

FIXTURES AND FITTINGS Only those items referred to in these particulars are included in the sale price. Other items, such as carpets and curtains, may be available by separate arrangement

SERVICES Mains electricity, drainage and water are connected. Central heating is Air Source Heat Pump. Please note that we have not tested any services or appliances and their inclusion in these particulars should not be taken as a warranty.

OUTGOINGS Local Council Herefordshire District Council ; at the time of marketing the Council Tax Bank is

ENERGY PERFORMANCE RATINGS Current B88 Potential A95

SCHOOLS INFORMATION Local Education Authority Herefordshire LA

Location Mables Court is situated within Ledbury which has a wide range of 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. The cities of Hereford, Worcester and Gloucester are all approximately sixteen miles distant and the M50 motorway is available approximately four miles to the south of the town.

Asking Price £750,000

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