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" We are pleased to offer an exceptionally high quality three bedroomed semi detached house. Set in an exclusive gated development with spectacular, well established communal gardens. Viewing is highly recommended.

* Hall * Cloakroom/WC * Luxurious Kitchen * Lounge/Dining Room * 3 Double Bedrooms * 2 En-Suite Shower Rooms * Family Bathroom * Gas Underfloor Heating to Ground and 1st Floors* Double Glazing * Private Patio * Off Road Parking * Communal Gardens * Multi-Media Wiring to Principle Rooms * Burglar Alarm * EPC Rating: C

4 Merrivale Farm is a beautifully presented lavishly equipped 3 bedroomed semi-detached house.  With good sized accommodation arranged on three floors, the property features hardwood internal doors, skirting boards and staircases, high quality contemporary bathroom and shower room fitments, together with a fully fitted Shaker style kitchen.  The property offers the discerning purchaser a high quality secure home in an excellent location with a share of its own private "oasis" in the communal gardens.  All within a pleasant walk of the town centre.

The property is approached via electric communal gated front entrance. This provides access to communal areas with steps leading up to:
External Canopied Front Entrance:
Having outside lighting. Hardwood obscured panelled door provides access to:

Hallway:
Being light and spacious with hardwood staircase providing access to first floor landing with useful understairs storage cupboard, ceramic tiled flooring and underfloor heating throughout the ground floor level. Matching ledge and brace doors provide access to:

Downstairs Cloakroom:
With obscured double glazed window to front aspect. Having low level WC with concealed cistern, wall mounted wash hand basin with hardwood stand and modern circular wash hand basin with mixer tap, tiled splashbacks, extractor and lighting.

Kitchen/Breakfast Room: 11' x 10'5" (3.35m x 3.18m).
Having hardwood double glazed windows to front and side aspects providing an abundance of natural sunlight. Modern range of cream Shaker style units with matching base and wall mounted units with one and a half bowl stainless steel drainer sink unit, integrated appliances to include dishwasher, washing machine, built in oven with hob and matching stainless steel extractor over, integrated wall mounted microwave, wine stores, Teak effect worktops, slate effect tiled flooring throughout, recessed ceiling spotlights, power points.

Lounge/Diner: 19'7" x 14' (5.97m x 4.27m) plus bay window to rear aspect.
Ceramic tiled flooring clearly defines the living space with bay window and continuation of the underfloor heating. A light and spacious room with recessed ceiling spotlights, an abundance of power points, telephone point. The bay window floods the room in an abundance of natural sunlight with pleasant views over the private rear courtyard along with a French door providing access to the courtyard. 

From the Reception Hall a hardwood full turned staircase gives access to:

First Floor Landing: 
With power points, lighting and matching ledge and brace doors providing access to:

Master Bedroom: 14'9" x 12'9" (4.5m x 3.89m).
Having double glazed window to rear aspect with attractive views towards neighbouring woodland. Recessed fitted wardrobe with an abundance of hanging rails and storage above, power points and lighting. Ledge and brace door provides access to:
En-Suite Shower Room:
Being well equipped having obscured double glazed window to rear aspect. Modern white suite comprising of low level WC, wall mounted wash hand basin and fitted double shower cubicle with fully tiled splashbacks and mains pressured Mira shower, extractor, heated towel rail.

Bedroom 2: 11'1" x 10'3" ( 3.38m x 3.12m)
A lovely light and spacious double room with double glazed window to front aspect. Recessed ceiling spotlights, telephone point, extensive range of fitted wardrobes with hanging rails and storage.

Family Bathroom:
Having hardwood double glazed obscured window to front aspect. Attractively fitted modern suite with wood panelled bath with independent shower with electric Mira sport power shower over, electric chrome heated towel rail, low level WC with concealed cistern, wall mounted wash hand basin with mixer tap, attractive tiled splashbacks, useful display niche, ceramic tiled flooring.

A hardwood staircase continues up from the first floor to:
Second floor Landing:

Bedroom 3: 14'3" x 8'11" (4.34m x 2.72m).
With window to front aspect with distant views over neighbouring rooftops. This could be a self contained area with its own en-suite. Access can be gained to roof storage. A good double bedroom with electric wall mounted panelled heater, TV, power and telephone points. Ledge and brace door provides access to:
En-Suite Shower Room:
Having two velux windows to rear aspect flooding the room in an abundance of natural sunlight. A modern white suite comprises of low level WC, pedestal wash hand basin, walk in enclosed shower cubicle with Mira Sport power shower, attractive tiled splashbacks throughout, wall mounted chrome heated towel rail, linoleum flooring, recessed ceiling spotlights and extractor.

Outside:
Merrivale Farm is accessed via a remotely operated iron gates which provide vehicular access to the small select development. The sweeping driveway leads around to the right hand side where a small five bar gated entrance provides access for the off road parking for two vehicles. Steps lead to both front and side. A gated side entrance provides access to the small, low maintenance, rear courtyard which is well stocked with an array of herbaceous borders and small raised bed.  The rear courtyard is very low maintenance with the five bar gate providing access to the communal area.  From the block paved driveway a gated entrance provides access to well established and communal grounds with sweeping driveway providing access to a good sized levelled lawned area and onwards to, what is termed as Merrivale Lakes. These are well established with an array of fish and water plants including Bulrush.  A circular pergola provides an attractive seating area with outlook over the lakes and onwards over the communal grounds. The numerous pathways provide interesting little areas. Well stocked with an array of specimen trees to include flowering cherry, Bamboos and fruit trees. Wildlife is encouraged to thrive within the development with ducks and geese.
Agents Note: There is a restrictive covenant within the property to prevent any future development or extension to the property.
Maintenance charge: Approximately ?730.00 per annum. This covers communal lighting and maintenace of all communal areas, including the lakes and gardens, electric gated entrance.

Directions:
From the center of Ross on Wye, proceed up Copse Cross Street and onwards towards the Walford Road, passing the Prince of Wales on the right hand side, proceed down to a small crossroads, turn left into Eastfield Road and take the first right into Merrivale Crescent which in turn leads into Merrivale Road, take the first right onto Merrivale Lane. The wrought iron gated entrance can be found immediately on the right hand side.  Go through the gates and the property can be found second on the right 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. "