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" In a highly sought residential locality with outlook over fields to the front, a superbly refurbished 1930s bay-fronted semi-detached home provided with gas central heating and double-glazed windows.

LOCATION
Kings Acre is a sought-after location set about 2 miles west of the centre of the cathedral city of Hereford. The subject property is set well back from the road and to the front enjoys an outlook over fields in the distance, with a south-facing garden to the rear. In Kings Acre Road and at Whitecross roundabout there are neighbourhood shops and facilities. Schools are available, and Hereford as a whole offers a range of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.

DESCRIPTION
301 Kings Acre Road is a semi-detached home typical of the 1930s era. It has been the subject of an extensive schedule of refitting and upgrading works, which have been sympathetic to the original nature and style of the dwelling. Overall the rooms are well proportioned, and it was constructed with the benefit of an attic/fourth bedroom. Throughout the reception rooms and hall there are herringbone parquet floors. The windows have been replaced with double-glazed units of a style in keeping with the original nature of the dwelling; presented in good decorative order throughout, the accommodation in more detail comprises:

ON THE GROUND FLOOR:

Entrance Lobby
Approached via double-glazed door with arched double-glazed light over, part tiled walls and harlequin-effect miniature floor tiles and with original door with adjacent coloured and leaded glass windows to:

Reception Hall
With stairway to the first floor, ceiling coving, picture rail, radiator, wall mounted thermostat, exposed parquet flooring and with doors to the kitchen/breakfast room, sitting room, dining room and UNDERSTAIR STORAGE CUPBOARD.

Sitting Room
3.71m

(12'2) x 4.27m

(14'0) (15'2'' maximum)
With ceiling light rose, coved ceiling, picture rail, feature parquet flooring and wooden fire surround with cast-iron inset and living flame coal effect gas fire. Television point, radiator and with pair of double-glazed French doors with adjacent double-glazed windows and windows over to the rear garden. Glazed panel door to the:

Dining Room
4.37m

(14'4) x 4.01m

(13'2) maximum
With double-glazed sash bay window to front, coved ceiling, picture rail and wooden fire surround with cast-iron inset and open fireplace with tiled hearth. Feature parquet flooring, radiator and telephone point.

L-shaped Kitchen/Breakfast Room
5.64m

(18'6) x 2.03m

(6'8) (9'7'' maximum)
With porcelain effect floor tiles, double-glazed windows to two aspects, sunken ceiling lights and extensively fitted with soft-close base cupboard and drawer units with tiled surrounds and matching eye level cabinets, together with floor-to-ceiling cupboards and space for recessed fridge-freezer. 1bowl sink unit with drainer and mixer tap, built-in four-ring gas hob with cooker hood over and oven below, together with recess with plumbing for dishwasher. Contemporary ladder type radiator. Door to the:

Utility Room
2.46m

(8'1) x 1.32m

(4'4) (widening to 6'6'')
With feature leaded and coloured glass door to rear, sunken ceiling lights, part tiled walls, base cupboard and drawer unit with working surface over and with recess for automatic washing machine. Floor mounted gas fired boiler, central heating and domestic hot water control clock, cupboard and ceramic tiled floor, which continues through to the:

Cloakroom
With low level WC and washbasin with tiled course over. Sunken ceiling light, ladder type radiator and double-glazed window.

ON THE FIRST FLOOR:

Landing
With double-glazed window to side, coved ceiling, picture rail, spiral staircase to second floor and with doors to:

Bedroom 1
4.32m

(14'2) x 3.45m

(11'4) maximum
With sash style double-glazed bay window to the front overlooking agricultural land with rising woodland in the far distance. Coved ceiling, picture rail, light-pull switch, radiator and along the run of one wall there are four sets of wardrobe doors concealing hanging rails and storage shelving.

Bedroom 2
4.29m

(14'1) x 3.61m

(11'10) maximum
With double-glazed window to rear overlooking garden, coved ceiling, picture rail, radiator and double and single wardrobe cupboards with hanging rails and storage shelving, together with double-width airing cupboard with insulated hot water cylinder, slatted shelving and cabinets over. Feature period cast-iron fire surround and light-pull switch.

Bedroom 3
2.49m

(8'2) x 2.44m

(8'0)
With modern double-glazed sash window to front, again enjoying the outlook over open countryside and with coved ceiling, picture rail and radiator.

Luxury Bathroom
2.59m

(8'6) x 2.18m

(7'2)
Superbly appointed and with extensively tiled walls and contemporary suite comprising freestanding bath with mixer tap, shower cubicle with curved screen doors and plunge-head shower unit, washbasin with mixer tap and low level WC. Double-glazed windows to two aspects, sunken ceiling lights and wood effect flooring, together with upright radiator.

ON THE SECOND FLOOR:

Landing
Approached via spiral staircase with recessed storage area and stripped pine door to:

Bedroom 4
4.39m

(14'5) x 3.28m

(10'9)
With double-glazed dormer window enjoying outlook over agricultural land at the rear, eaves storage cupboard, sunken ceiling lights, radiator and further recessed storage cupboards with hanging rail.

OUTSIDE:

Car Parking and Driveway
The property has the benefit of an extensive stone car parking and turning area and the driveway continues through a wooden gateway to further parking at the side of the property.

Garden
At the front of the property there is a lawned garden area bounded by an undulating picket fence with trellis work over. To the rear of the property there is a large part paved patio area rising to a further stone slab effect patio area which has a raised planted border. A stone pathway leads to the lawned garden at the rear in which there is a summerhouse. The property also has the benefit of a detached workshop (former garage block) 24'7" x 8'10" with pair of wooden doors to front, personnel door to side, window, electric light and power point. There is also a further garden store. Boundaries are formed with lap panel fences.

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.

DIRECTIONAL NOTE
From central Hereford proceed into Eign Street and continue into Whitecross Road. Proceed for the length of Whitecross Road and at the roundabout take the second exit into Kings Acre Road. No. 301 will be identified after approximately 1 mile on the left hand side by the Agent's 'For Sale' board.




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. "