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" Situated to the north of Hereford in the popular residential location of Holmer a well presented, four bedroom detached family home with off road parking and enclosed rear garden
LOCATION
The property is located to the north of Hereford City in the well established residential district of Holmer. In the area are a range of amenities and Hereford as a whole offers a wide range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.
DESCRIPTION
The subject property is a four bedroom, detached family home with the added benefit of gas central heating, double glazing, garage which has been part converted to provide an office space no building regulations are in place and enclosed rear garden. The accommodation comprises entrance hall, cloakroom, kitchen dining room, sitting room, study, first floor landing with four bedrooms, en suite to the master bedroom and family bathroom. In more detail the accommodation comprises
ON THE GROUND FLOOR

Entrance Hall
A front aspect double glazed panelled door leads to the entrance hall with panelled radiator, understairs storage area, thermostat for central heating, stairs to the first floor and door to the cloakroom.
Cloakroom
With front aspect double glazed window, low flush wc, wash hand basin with tiled splash backs, panelled radiator and extractor fan.
Kitchen Dining Room 5.21m 17 1 x 3.71m 12 2
With rear aspect double glazed window, a range of units comprising 1 bowl sink drainer unit with work surfaces, base units under with matching wall units, integrated electric double oven and hob with cooker hood over, integrated dishwasher, space for dining table, panelled radiator, door to utility room and rear aspect double glazed French doors with windows either side giving access to the rear garden.
Utility Room 1.78m 5 10 x 1.52m 5 0
With plumbing and space for washing machine, work surface, wall mounted cupboards and tiled splash backs.
Sitting Room 4.93m 16 2 x 3.66m 12 maximum
With two panelled radiators, media wall with feature fire, panelled radiator, television point, laminated flooring, two wall lights and rear aspect double glazed French doors with side windows giving access to the rear garden.
Study 3.61m 11 10 maximum x 1.93m 6 4
With front aspect double glazed window, panelled radiator and laminated flooring.
ON THE FIRST FLOOR

Landing
With access hatch to loft space, front aspect double glazed window, smoke alarm, panelled radiator, storage cupboard and doors to bedrooms and bathroom.
Bedroom 1 3.78m 12 5 maximum x 3.68m 12 1 maximum
With rear aspect double glazed window, built in wardrobes with sliding mirror doors, panelled radiator and door to en suite shower room.
En Suite Shower Room
With side aspect double glazed window, double shower cubicle with thermostatically controlled shower, low flush wc, pedestal mounted wash hand basin, partially tiled wall surround, panelled radiator and inset spot lights.
Bedroom 2 3.73m 12 3 maximum x 3.02m 9 11
With rear aspect double glazed window and panelled radiator.
Bedroom 3 3.12m 10 3 x 3.02m 9 11
With front aspect double glazed window, built in wardrobes and panelled radiator.
Bedroom 4 3.71m 12 2 x 2.44m 8
With front aspect double glazed window and panelled radiator.
Bathroom 2.74m 9 0 x 2.36m 7 9
With rear aspect double glazed window, suite comprising panel enclosed bath with mixer tap and shower attachment, double shower cubicle with thermostatically controlled shower, low flush wc, pedestal mounted wash hand basin, partially tiled wall surround, shaver point, inset spot lights, extractor fan and heated towel rail.
OUTSIDE
To the front of the property is a lawn garden with path leading to the front door. A driveway gives access to the GARAGE. The garage has been split into two with a storage area at the front measuring 10 5 x 6 10 with up and over door, power and lighting and door to the office area 11 9 x 9 10 with power, lighting, laminated flooring and side aspect double glazed Bifold doors giving access to the garden there are no building regulations approval for this conversion .

To the immediate rear of the property is a patio leading to the main garden which is laid to lawn. To the rear of the garden is a decked seating area and the garden is enclosed by fencing to provide a degree of privacy with a gate giving access to the driveway.
COUNCIL TAX BAND E
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
Proceed out of Hereford along Whitecross Road and on reaching the roundabout take the third exit onto Three Elms Road. Continue along Three Elms Road to the traffic lights and turn right onto Roman Road. Continue along Roman Road to the traffic lights and take the first left hand turning into Hedgerow Way. Take the first left into Avocet Road and first left into Blackcap Drive where the property is indicated on the left hand side by the agents for sale board.
7th May 2025
ID35709
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."