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" 'In a highly sought residential district, east of the city a most attractive double fronted "Edwardian" residence refitted in a modern contemporary style

LOCATION
Church Road is located in the highly sought Tupsley district to the East of the city. The locality is served by a range of amenities including educational establishments for which this quarter of the city is highly regarded. Higher educational establishments are available a short distance away in Folly Lane and the locality is served by a further range of every day amenities. Hereford as a whole (city centre approximately one mile) offers a fuller range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
5 Church Road is an Edwardian residence which has been the subject of an extensive schedule of refitting and upgrading works which have resulted in the provision of a stylish and most comfortable home. Period features have been retained and are now blended with modern fittings. Features include an original tiled hall floor, floor boards to the two principle reception rooms, fire surrounds and sash windows. Modern fittings include the kitchen with oak block work surfaces and the stylish bathroom. The front door is centrally positioned which leads to a hallway off which are the reception rooms and the kitchen and off a spacious landing there are three double bedrooms and a bathroom. In more detail the accommodation comprises:

ON THE GROUND FLOOR:

Entrance Porch
With outside light and original door with glazed upper panel to:

Reception Hall
Stairway with stripped wooden treads to first floor, painted original banister and hand rail, radiator, original tiled floor, matwell, doorway opening to kitchen, door to UNDERSTAIR CUPBOARD and painted period panel doors to the dining room and:

Sitting Room
3.3m

(10'10) x 4.78m

(15'8) (into the bay window area)
With sash bay window area to front, picture rail, wall mounted thermostat, period style radiator, stripped wooden floor boards and with fire surround with cast iron and tiled inset, tiled hearth and open fireplace

Dining Room
3.66m

(12'0) x 4.75m

(15'7) (into bay)
With sash bay window area to front, picture rail, period style radiator and feature cast iron ornate fire surround with tiled inset, slate hearth and fireplace. Stripped wooden floor boards.

The Fine Kitchen/Breakfast Room
6.25m

(20'6) x 2.39m

(7'10)
With distinctive parts comprising substantial island with solid oak wood block surface with breakfast area, base cupboards and built-in sink unit with mixer tap, windows to two aspects, stainless steel spotlight fittings and with porcelain tile floor which continues through to the working area with further fitted oak top working surface with fitted cupboards and carousel unit,ceramic hob with stainless steel extractor and glass screen over and mosaic effect tile surround, tall pull out storage cupboard and built-in fridge and freezer units together with built-in double oven and dishwasher.

Utility Area
3.15m

(10'4) x 1.98m

(6'6)
Superbly fitted with stainless steel sink with drainer and mixer tap over with cupboard below and adjacent plumbing for automatic washing machine, fitted eye level cabinets, painted brick walls, tiled floor, Worcester wall mounted gas fired boiler providing central heating and domestic hot water, window to rear and with a door to the garage/playroom area.

Rear Porch
With windows to garden, door to outside, tiled floor and panel style door to:

Separate Wc
With low level wc with wooden seat and wash basin. Mosaic tiled course over, radiator, window and ceiling spotlight.

ON THE FIRST FLOOR:

Spacious Landing
With access hatch to loft space (fully boarded with access ladder, electric sockets and Velux roof light), sash window to front, 'Expona' wood flooring, radiator and with doors to:

Bedroom 1
3.96m

(13'0) x 3.38m

(11'1)
With two sash windows to front and with radiator.

Bedroom 2
3.99m

(13'1) x 3.38m

(11'1)
With two sash windows to front & radiator.

Bedroom 3
3.38m

(11'1) x 2.44m

(8'0) (plus deep door recess)
With sash window to rear and radiator.

The Luxury Bathroom
2.39m

(7'10) x 1.83m

(6'0) (9'2 max)

Superbly appointed with bath with central mixer tap and shower spray attachment, pedestal wash basin again with mixer tap and cabinets below, corner shower cubicle with sliding curved doors and various shower heads including jet sprays and with low level wc. Feature part tiled surrounds, built-in wall and high level cabinet. Feature stainless steel towel rail 'Expona' wood flooring. Double glazed window to rear. Positioned over the wash basin area is an arched mirror with a pair of wall lights.
OUTSIDE:

Driveway & Garage
A short driveway provides access to the attached GARAGE/PLAYROOM (8'1" x 13'8" average) with up and over door to front, electric light and power point, ceramic tiled floor and fitted shelves. Vent for tumble dryer. A personnel door gives access to the utility room. To the right of the residence planning permission has been obtained to provide off road parking space.

Gardens
The property is set back from the road behind an established privet hedge with pathways to the left and right which are stone bordered. The right pathway runs to a wrought iron gateway with railings, beyond which there is a raised stone terrace/seating area with GARDEN STORE. Side boundaries are formed with a mix of lap fencing part with ivy over. At the rear there is a lawned garden area with an established flower border and a crazy paved patio area. Outside light and tap.

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

DIRECTIONAL NOTE
From central Hereford proceed East along St Owen Street, enter Ledbury Road and at the traffic lights by the Tupsley Cross turn right into Church Road. Number 5 will be identified on the left hand side after a short distance. ID = 6933









Watkins & Thomas LLP registered in Cardiff, No: OC301123. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS & THOMAS LLP. MISREPRESENTATION ACT - 1967 WATKINS & THOMAS LLP, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, 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 WATKINS & THOMAS LLP 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 intending purchaser 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, and neither WATKINS & THOMAS LLP nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.


THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "