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" Set about 1 miles east of the City Centre, located in the well served Tupsley district, an appealing and extended semi detached established home .
LOCATION
Ledbury Road lies to the east of Hereford City Centre. The subject property is located in Tupsley a popular residential district which is served by a good range of everyday facilities and amenities including primary and secondary schools. There is a local shop, church and public house in the neighbourhood with amenity being available by the property s proximity to The Lugg Flats and The Quarry. Hereford as a whole offers an extensive range of shopping, leisure and recreational facilities with higher educational establishments being available in Folly Lane.

259 Ledbury Road is an established semi detached home which is centrally heated and double glazed. An extension has been added at the rear and additional accommodation has been created within the roof space. The property has a driveway, garage and there is a garden area to the front and a good sized garden at the rear. In more detail the accommodation comprises
ON THE GROUND FLOOR

Enclosed Entrance Porch 2.13m 7 0 x .61m 2 0
Approached through a door with adjacent windows and having a quarry tile floor, mat well and leaded coloured glass side panels to an entrance door with circular window to the
Reception Hall 4.09m 13 5 x 2.13m 7 0
With stairway with wooden banister and handrail, exposed wooden floorboards, low level under stairs store cupboards, wall mounted thermostat, radiator and with stripped original doors to the sitting room, dining living room, kitchen and with a door to the
Seperate wc 1.37m 4 6 x .74m 2 5
With a low level wc and vanity wash basin with mixer tap. Double glazed window and radiator.
Sitting Room 3.78m 12 5 x 3.66m 12 14ft into semi circular bay
With a double glazed bay window area, timber fire surround with cast iron and tiled inset and hearth. Radiator and exposed floorboards.
Dining Living Room 6.93m 22 9 x 3.78m 12 5 maximum
Which in parts comprises
Dining Area 3.96m 13 0 x 3.84m 12 7
With radiator and a 6ft 7 wide opening to
Sitting Room Area 3.18m 10 5 x 2.67m 8 9
With a pair of double glazed French doors with adjacent double glazed windows all with a wood grain effect finish, opening to and overlooking the rear garden. Radiator.
Kitchen 4.32m 14 2 x 2.13m 7
With two double glazed windows to the side and with fitted base cupboard units with roll edged working surface over, tiled surrounds, breakfast bar area with tiled courses over and with two double cupboards with cabinets above. Tall storage cupboard and with a 1 bowl stainless steel sink unit with drainer and mixer tap. Recess with plumbing for dishwasher, recess for cooker, recess for fridge, radiator and door to the .
Rear lobby utility room 2.51m 8 3 x 1.37m 4 6
With a double glazed door to the rear and fitted base unit with working surface over, stainless steel sink unit and tiled surround. High level shelving.
ON THE FIRST FLOOR

Landing 3.35m 11 0 x 2.13m 7
With a double glazed window to the side and having a recess and stripped doors to the bathroom, bedroom 2 and stripped original doors to bedroom 3 and bedroom 1.
Bedroom 1 3.91m 12 10 x 3.66m 12 14ft 7 into semi circular bay
With a double glazed bay window to the front, radiator and there are two sets of double and single door wardrobe cupboards with hanging rails.
Bedroom 2 3.84m 12 7 x 2.92m 9 7 maximum
With a double glazed window overlooking the rear garden, radiator, airing cupboard with insulated hot water cylinder and door to an under stair storage cupboard.
Bedroom 3 2.31m 7 7 x 2.31m 7 7
With a double glazed window to the front and exposed wooden floorboards. Radiator.
Bathroom 2.08m 6 10 x 1.83m 6
With white suite comprising bath with electric shower over, low level wc and pedestal wash basin. Partly tiled walls, double glazed window, ladder type radiator and ceramic floor tiles.
ON THE SECOND FLOOR

The Attic Room 4.29m 14 1 x 3.76m 12 4
Approached by paddle steps and with Velux type windows to the front and rear.
OUTSIDE
The property benefits from a long concrete driveway which leads to the DETACHED GARAGE 18 3 x 8 which has an up and over door and personnel door to the side. There is also a parking space at the front of the property.

At the front there is a arc of lawn with planted borders set behind a low brick wall with ironwork over. The rear garden may be accessed by a gateway. Immediately to the rear of the property there is a patio area with a sun terrace with two adjacent timber stores and a concrete pathway flanks a lawn. At the rear of the garage there is a further circular patio area with stone surround and beyond the lawn which has a border including and apple tree and silver birch runs to a pebble pathway. Screened towards the end of the garden is a greenhouse.
COUNCIL TAX BAND D
Payable to Herefordshire Council
BROADBAND & MOBILE PHONE COVERAGE
Broadband Ultrafast available.

Mobile Phone Coverage Please use to verify mobile coverage of different networks at this address.
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.
VIEWING
Strictly by appointment through the agents, telephone Hereford .
DIRECTIONAL NOTE
From central Hereford proceed east along St Owen Street and follow through into Ledbury Road. Continue towards the outskirts of the city and 259 will be identified on the left hand side just before the left hand turn into Whittern Way.
9th August 2024
ID38480
Disclaimer
Watkins Thomas Ltd. Registered in Cardiff, No 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT 1967 WATKINS THOMAS LTD, 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 LTD 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 LTD nor any person in its employment has authority to make or give any representation or warranty whatsoever in relation to this property."