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" Located to the south of the city, an exceptional extended four bedroom home (one ensuite) and with hall, living room, large kitchen/breakfast room and spacious dining/family room to rear. Driveway to car port with garage beyond and large superbly presented rear garden.

Living room, kitchen/breakfast room, dining room/family living room, 4 bedrooms, en suite, bathroom.

LOCATION
Ridgeway Avenue is located in the Putson district, to the south-east of central Hereford. In the locality there are a range of amenities and Hereford as a whole offers a variety of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.

DESCRIPTION
42 Ridgeway Avenue is a semi-detached home which has the benefit of both single and double storey extensions, which greatly enhance the overall level of accommodation this established home offers. To the side there is a two storey extension, with large master ensuite bedroom over and to the rear there is a dining room/family room (14'7" x 14'3") which overlooks the splendid rear garden which enjoys a southerly aspect. Maintained to a high standard, the property is centrally heated and double glazed and in more detail comprises:

ON THE GROUND FLOOR:

Entrance Porch
2.69m

(8'10) x 1.73m

(5'8)

With windows to three aspects off brick base and approached through door with fanlights over and door with glazed upper panels to:

Reception Hall
With stairway to the first floor, coved ceiling, double-glazed window to the side, radiator, understair storage cupboards and with door to the kitchen/breakfast room and door to:

Living Room
4.45m

(14'7) x 3.33m

(10'11)

With double-glazed window to the front, with a view up the street to Dinedor Hill in the distance, radiator, coving to ceiling and marble fire surround and hearth with living flame coal effect gas fire, with back boiler behind.

Kitchen/Breakfast Room
6.5m

(21'4) x 3.05m

(10'0)

With double-glazed window and door to side, coved ceiling, ceiling spotlight fitting and extensively fitted with oak fronted base cupboard and drawer units with roll edged working surface over, tiled surrounds and matching eye level cabinets, together with built-in fridge, dishwasher and recess with plumbing for automatic washing machine. Double eye level Siemens electric oven and four-ring hob with cooker hood over. Double drainer stainless steel sink unit with mixer tap, radiator and double doors to airing cupboard with insulated hot water cylinder. Door to:

Dining Room/Family Living Room
4.45m

(14'7) x 4.34m

(14'3) (17'5'' maximum)

With double-glazed windows to two aspects including a superb outlook over the rear garden. Coved ceiling, wall light points and two mirror-backed arch display alcoves with glass shelves. Radiator.

ON THE FIRST FLOOR:

Landing
With access hatch to loft space and with doors to:

Bedroom 1/Master Bedroom
6.07m

(19'11) x 2.67m

(8'9)

With double-glazed window to the front with deep wooden sill, radiator, coved ceiling and with an extensive range of built-in wardrobe cupboards including double and single wardrobe units with hanging rails and fitted over-bed cabinets with bedside cabinets. Door to:

Ensuite Bathroom
3.63m

(11'11) x 2.29m

(7'6)

With double-glazed window and with suite comprising panelled bath, vanity washbasin with cupboards below, mirror and vanity light over, shower cubicle and low level WC. Extensively tiled walls, radiator and extractor unit.

Bedroom 2
4.45m

(14'7) x 3.05m

(10'0)

With two double-glazed windows overlooking the fine rear garden, radiator and two double wardrobe cupboards with hanging rail and storage cabinets over.

Bedroom 3
3.48m

(11'5) x 3.3m

(10'10)

With double-glazed window to front, enjoying outlook to Dinedor Hill in the distance. Double and single built-in wardrobe cupboards, again with hanging rail, built-in base cupboard and drawer units and door to recessed wardrobe with hanging rail and storage shelf.

Bedroom 4
2.39m

(7'10) x 2.39m

(7'10)

With double-glazed window, again enjoying the outlook towards Dinedor Hill. Radiator and recessed wardrobe cupboard with hanging rail and cabinets over and further built-in cupboards with cabinets over.

Bathroom
With white suite comprising panelled bath with mixer tap, pedestal washbasin with mixer tap and low level dual flush WC. Part tiled surrounds, double-glazed window with wooden sill and radiator.

OUTSIDE:

Driveway, Car Shelter and Garage
From Ridgeway Avenue a pair of decorative wrought iron gates open to a concrete driveway, which leads to the car shelter/car port (29'0" x 8'3") in which there are three decorative side archways with wrought iron railings, an outside tap and which leads through to the GARAGE (20'4" x 12'5", widening to 16'1" maximum) with electric light and power points, windows to rear and with door to garden. There is also an OUTSIDE WC with low level WC, part tiled walls and extractor unit.

Gardens

To the front of the property there is a lawned garden area with planted border behind a low brick wall. The left front boundary wall is formed in brickwork and to the right there is a wooden fence.

The rear garden is a stunning and unexpected feature of this property, not only for its size but also for its sunny southerly aspect. There is an expanse of lawn with dividing pathway and planted borders, together with a pebbled area featuring conifers. There is a productive vegetable garden with raspberry canes, a stone hard-standing area and to the far end of the garden there is a screened greenhouse and a pear tree. The boundaries are formed with a mix of lap panel and timber panelled fencing.

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.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts. More information is available on request.

VIEWING

Strictly by appointment through the agents, telephone Hereford (01432) 272280.

DIRECTIONAL NOTE
From the centre of Hereford proceed south over Greyfriars Bridge and at the roundabout take the first exit off the roundabout into Ross Road. At the traffic lights by the Broadleys public house turn left and then continue along Holme Lacy Road passing over the roundabout to the crossroads and turn right into Winston Road, and then immediately left into Manor Road. Ridgeway Avenue will be found on the right hand side and No. 42 will be identified on the left hand bend in the road.

FOR FURTHER INFORMATION
PLEASE CONTACT David A. Watkins FRICS or Steven J. Thomas BSc (Est Man) FNAEA on Hereford (01432) 272280. For a selection of other properties currently available, please visit www.watkinsandthomas.co.uk , www.teamprop.co.uk , www.rightmove.co.uk or www.globrix.com.

30th July 2011

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. "