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" An exceptionally light and spacious, beautifully presented four bedroom extended modern house. Situated within a small private rural close of just six executive style homes adjacent to open fields approximately 3 miles east of Ross on Wye.

* Reception Hall * Living Room * Dining Room * Conservatory * Large Study * Kitchen/Breakfast Room * Utility Room * Cloakroom/WC * Four Double Bedrooms * En-Suite Shower Room * Family Bathroom * Double Garage * Gas Fired Central Heating * Double Glazed * Beautifully Landscaped Gardens * EPC Rating: C

The property is situated in a enviable rural location on the edge of this small development of just six substantial modern houses adjacent to open fields. Pontshill is a small rural hamlet in the Parish of Weston-Under-Penyard where there is a village school, church and public house. Ross on Wye lies approximately 3 miles to the west where a good range of shopping, social and sporting facilities can be found. The cities of Gloucester, Cheltenham and Hereford are approximately 15, 20 x 16 miles respectively. The M50 and A40 at Ross on Wye enable excellent links to the Midlands and South Wales

The property is entered via:
Canopied Front Entrance with light gives access to:
Hardwood front entrance door with glazed and leaded side panel flooding the large reception hall with natural light.

Reception Hall: 11' x 10'6" (3.35m x 3.2m) approx.
Having a full turned staircase leading to first floor and galleried landing. Power points, telephone point, radiator. Large double cloaks cupboard with an additional good sized storage cupboard beneath stairs with light.

Cloakroom:
With low level WC, wall mounted wash hand basin, radiator, double glazed window to side aspect.

Living Room: 21' x 13'2" (6.4m x 4.01m).
A fantastic light and spacious living room with large double glazed patio doors overlooking the garden and surrounding countryside, additional double glazed side windows overlooking the garden, coved ceiling, ceiling roses with inset spotlights, wall uplighters, two radiators. Feature minster stone fireplace with heavy hardwood mantle over with fitted living flame gas fire, ample power points, TV point. Double doors with bevel edged glass leading into:

Dining Room: 11' x 11' (3.35m x 3.35m).
With radiator, coved ceiling, central ceiling plaster rose, power points. uPVC double glazed french doors leading into:

Conservatory: 14'1" x 12' (4.29m x 3.66m).
A fabulous extra reception room with uPVC double glazed windows, double glazed french doors to garden glass double glazed roof. Ceramic tiled flooring, radiator, additional electric wall heater, power points, lighting.

Study: 11' x 9'10" (3.35m x 3m).
With leaded double glazed window to front aspect. Being beautifully fitted with a range of oak effect office furniture, coved ceiling, halogen ceiling spotlight rail. Radiator, power points, telephone point.

Kitchen/Breakfast Room: 18'3" x 9'8" (5.56m x 2.95m).
A fantastic Shaker style cream kitchen with complimenting blue quartz work surfaces and tiled surrounds. A full range of Shaker style matching base and wall units. Glazed display cupboards with inbuilt lighting, wine racking. Appliances to include Neff stainless steel warming drawer, Neff combination microwave and oven and Neff stainless steel fan oven, inset Neff induction hob with extrator hood over. Built in Zanussi dishwasher, concealed built in fridge and freezer. Granite effect one and a half bowl sink unit with mixer tap, Quartz breakfast bar, inset ceiling spotlights, ample appliances switches and power points. Double glazed windows to side and rear aspects. Dimplex kick panel heater, radiator. Door to:

Utility Room: 7'6" x 5'10" (2.29m x 1.78m).
With Shaker style base unit, laminate work surface with inset single drainer single bowl sink unit with mixer, tap, plumbing for washing machine, vent for dryer. Wall mounted gas boiler supplying domestic hot water and central heating. Hardwood door with inset glazed panel gives access out to driveway. Double glazed leaded window to front aspect. Radiator and power points.

From the Reception Hall a full turned staircase gives access to:
First Floor Galleried Landing:
A beautiful light and spacious area with double glazed window to front aspect providing lots of natural light. Radiator, power points, central plaster ceiling rose, coved ceiling. Access to roof space, radiator and power points.

Bedroom 1: 15' x 13'2" (4.57m x 4.01m). Plus in addition one single and two recessed wardrobes.
A beautifully proportioned, light and spacious room with lovely rural views over surrounding countryside through double glazed rear aspect. Radiator, power points, TV point. Door to:
En-Suite Shower Room:
With large walk in glazed shower with aqua board surround and fitted Aquastream power shower. Pedestal wash hand basin, low level WC with concealed cistern, bidet and storage cupboard, vanity light and shaver point, fully tiled walls, heated chromium towel radiator. Double glazed window to side aspect.

Bedroom 2: 12'8" x 9'10" (3.86m x 3m).
A good sized double room with large double glazed leaded window to front aspect with a pleasant outlook. Recessed two double and one single wardrobes, radiator, power points.

Bedroom 3: 11'1" x 9'8" (3.38m x 2.95m).
Again a good sized double room having recessed double and single wardrobe, radiator, TV point and power points. Double glazed window to rear aspect with lovely views over the surrounding countryside and gardens.

Bedroom 4: 9'8" x 9'4" ( 2.95m x 2.84m).
With double glazed leaded window to front aspect, radiator and again useful recess double and single wardrobes, power points.

Family Bathroom: 11' x 9'1" (3.35m x 2.77m).
An exceptionally spacious bathroom being well fitted with an excellent range of storage drawers and cupboards. Low level WC with concealed cistern, overhang wash hand basin with mono block mixer, bidet, enamelled panelled bath with shower mixer, fully tiled surround and glazed shower screen, vanity light and shaver point. Halogen ceiling spotlights, radiator. Double glazed window to rear aspect. Door to airing cupboard housing insulated hot water tank, immersion heater and shelving.

Outside:
The property is approached via block paved driveway with pathway to front door. The fore garden is laid to neat lawns, hedging intersperced with shrubs and heather beds. The block paved driveway will accommodate probably four cars with remotely operated up and over door leading to:
Double Garage: 17'9" x 17'5" (5.41m x 5.31m) with power points and lighting.

An access gate leads to the side of the property to the rear. The rear garden is beautifully landscaped and laid to neat lawns with extremely well stocked shrub and herbaceous borders. A lovely water feature situated to the corner of the garden, patio areas and numerous interesting features. Enclosed to the rear by indigenous hedging and Rowan tree. A wrought iron gate leads from the main garden to a secret garden situated to the rear of the garage making a beautiful seating area landscaped with patio slabs and pergola with raised herbaceous and shrub beds. Useful timber garden shed. The rear garden has a timed watering system which automatically waters the pots and flower beds.

Directions:
From the centre of Ross-on-Wye proceed East on the A40 through the village of Weston-Under-Penyard, on reaching Ryeford turn right signposted Pontshill, continue on taking the next left turning, proceed along this lane where The Rowans can be found on the left hand side.

Consumer Protection from Unfair Trading Regulations 2008.
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. "