Price 290,000 (Freehold) Wye Rapids Cottage, Symonds Yat, Ross-On-Wye, HR9 6BL

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1 Watkins Thomas Ltd 5 King Street Hereford HR4 9BW Tel: Fax: enquiries@watkinsthomas.co.uk Wye Rapids Cottage, Symonds Yat, Ross-On-Wye, HR9 6BL 'In an elevated position and set within its own woodland backdrop a detached period cottage overlooking the tree lined valley of the River Wye and set above views of the renowned Wye Rapids'. NEW INSTRUCTION Price 290,000 (Freehold) Residential Sales and Lettings

2 LOCATION Wye Valley Rapids enjoys an elevated position above the river over which a 180 degree panoramic view is enjoyed. The property is set in South Herefordshire on the borders of Herefordshire, Gloucestershire and Monmouthshire in an area of 'Outstanding Natural Beauty'. Within easy reach of the property there are a range of shops, public houses and leisure activities with Monmouth lying approximately 5-6 miles South West and Ross-On-Wye being about 8 miles to the North East. The above centres together with Hereford offer an extensive range shopping, leisure and recreational facilities together with educational establishments with Ross and Monmouth having their respective roadway connections and Hereford having its railway station. DESCRIPTION Wye Rapids Cottage is a detached, historic cottage residence which has the benefit of basic modern amenities with the wood burning stove in the lounge being of particular note. From the front the 180 degree views are enjoyed and the property has the benefit of a parking space with a set of steps rising to the property and its front balcony with garden areas off and the property then enjoys an exclusive privately owned wooded backdrop. In more detail the accommodation comprises: ON THE GROUND FLOOR: Entrance Porch Approached through a panelled double glazed front door with mat well, double glazed window, part painted brick walling and having an opening to the: Living Room 4.7m (15'5) x 2.87m (9'5) With a feature picture window to the front overlooking a tree lined valley with rock outcrops, painted ceiling timbers, deep tiled sill, feature stone fireplace with display recesses and wood burning stove with hearth. Wall light points, exposed wooden floorboards and stairway to the first floor and with a panel style door to the: Kitchen 3m (9'10) x 2.92m (9'7) Again with a picture double glazed window overlooking the tree lined Wye Valley and with modern base cupboards and drawer units with working surfaces over, tiled surrounds and matching eye level cabinets. 1½ bowl stainless steel sink unit with drainer and mixer tap. Recess with electric double oven with four ring hob over, ceiling spot light fitting and ceramic floor tiles. ON THE FIRST FLOOR: Landing With night storage heater, curtained recess with door to outside and having panel style doors to the bedrooms, bathroom and AIRING CUPBOARD with insulated hot water cylinder and slatted shelving. Bedroom m (9'11) (To front of wardrobe) x 3.35m (11') With a double glazed window enjoying the Wye Valley outlook and with a door to the front, door to over stair cupboard with shelving and along the length of one wall there are folding doors to the wardrobe area which is provided with hanging rails. Electric panel heater.

3 Bedroom 2 3m (9'10) x 2.95m (9'8) With a double glazed window again enjoying the outstanding view and having a night storage heater. Bathroom 1.96m (6'5) x 1.65m (5'5) With a white suite comprising bath with an electric shower over, pedestal wash hand basin and low level WC with wooden seat. Tiled walls, double glazed window, wall mounted electric heater and heated towel rail together with ceramic floor tiles. OUTSIDE: Car Parking The property has the benefit of an allocated car parking space. Gardens 2.87m (9'5) x 2.31m (7'7) From the parking area steps rise to the residence which are bordered on one side by a laurel hedge and on the other by a deep established bank of shrubs. Immediately to the front of the property there is a paved pathway and decked area with balcony surround from which views are enjoyed through a section of the Wye Valley to rising tree lined hillside on the opposite bank of the river with feature rock outcrops. From the front of the property three steps rise to a decked entertaining area which again has a balcony from which the view is enjoyed and beyond which there is a GARDEN WORKSHOP/OFFICE which has views over the river valley, electric light and power points. From this decked area the gardens ascent up the hill to the ancient woodland which is included with the property. To the right hand side of the property there is mature stone wall and a pathway rises to a storage area with a brick and stone outhouse.( 8"7' by 7"6') with pitch roof over and pathway/lane then continues bordering the woodland through to a service lane over which it is understood that the property has a Right of Way. The area woodland extends to about half an acre and features a wide array of mature trees. The woodland area is bounded by further woodland owned by the Forestry Commission.

4 SERVICES It is understood that mains electricity and water services are connected to the property. Drainage is to a private system. 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 (01432) DIRECTIONAL NOTE From Whitchurch which straddles the A40 and on reaching the roundabout continue on the B4164 staying on this lane for a distance of approximately one mile and then turn right and pass across the front of Wye Rapids Cottages to a car parking space from where steps lead up to Wye Rapids Cottage. 13th September 2016 ID22573 WATKINS THOMAS LTD registered in Cardiff, No: These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT 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 whatever in relation to this property.

5 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.

6 FLOOR PLAN Wye Rapids Cottage, Symonds Yat, Ross-On-Wye, HR9 6BL WATKINS THOMAS LTD registered in Cardiff, No: These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT 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 whatever in relation to this property.