Westhope, Hereford, Herefordshire, HR4 8BU

An individual, detached, barn style property in a private, quiet and outstanding rural location Summary of Features   * Characterful, detached barn-style property (2,067 sq ft) * Four bedrooms and three bathrooms, main with en-suite * Sitting room with wood-burner * Spacious open plan kitchen/dining room * Utility/boot room and rear enclosed porch * Large garden, enclosed vegetable garden * Detached home office (could be a garage), workshop/log store * Private parking for 2 – 3 cars * Fabulous, quiet, private and rural location Location   * Mileages: Canon Pyon 2 miles, Leominster 9 miles, Hereford 9½ miles, Presteigne 16 miles, Ludlow 21 miles, Hay-on Wye 23½ miles, Ledbury 23miles, Ross-on-Wye 24 miles, Monmouth 27 miles, Worcester 34 miles, Birmingham 66 miles * Road: M50 (Jct 4 Ross-on-Wye) 24 miles, M5 (Jct 7) 37 miles * Railway: Leominster, Hereford * Airport: Birmingham (68½ miles), Cardiff (75 miles), Bristol (79 miles) Situation   The property is situated in a very quiet location on the beautiful Westhope Common, a designated SSSI (Site of Special Scientific Interest), and circa 120 acres of pasture, bracken and some oak trees.

There are fabulous views from the top of the Common towards the Black Mountains, Shropshire Hill and Malvern Hills, and it is a perfect location for those seeking peace and tranquillity.

The nearby village of Canon Pyon is about two miles away and offers a range of amenities, and both Leominster and Hereford are easily accessible and offer good communication links to the rest of the country.

Rowley Cottage   * This very interesting and unique property was built by the current owners about 30 years’ ago in the style of a barn conversion.

It provides comfortable accommodation throughout and has a lovely, homely feel. * The front door opens to an entrance hall where there is a cosy sitting room leading off.

An inglenook-style fireplace inset with a wood-burner provides a focal point for this lovely room, which also benefits from a triple aspect.

* An inner corridor/hall leads off the main hallway to a family bathroom and two bedrooms, a good-sized double room and a large single room, both with a double aspect.

There is also a useful walk-in storage cupboard off the inner corridor/hall.

* The end of the hallway opens out to the spacious, open plan kitchen/dining room, which has a country-style kitchen and a very useful walk-in larder, offering plenty of storage.

Rowley Cottage (continued)   * There is an electric Aga which provides both cooking facilities and a heat source, as well as an integrated, double electric oven and an induction hob.

The kitchen has a double aspect and a fully glazed aspect, with bi-fold doors, overlooking and opening to the garden.

* An enclosed rear porch with a stable door leads off the kitchen and has direct access to the garden, and there is a separate utility/boot room leading off which provides additional storage and plenty of space for coats and boots, as well as space and plumbing for a washing machine, fridge-freezer and a tumble dryer.

* There is a generous principal bedroom, leading off the kitchen, which has an en-suite shower room with a mezzanine and access to the garden.

This room is a very versatile space and could also be used as a guest suite or would be perfect for older children or dependent family members, or could be used as a second sitting room/dining room.

Rowley Cottage (continued)   * Stairs off the hallway lead to the first floor where there is a further double bedroom and a separate shower room.

The Outside   * Rowley Cottage is situated in a beautiful and truly secluded and quiet location, yet is not isolated.

The property is approached directly off a stoned track that runs across the Common and leads to a gated entrance where there is private parking for a couple of vehicles.

There is also a pull in, in front of the gate, which provides additional parking. This property is at the end of the track and has no near neighbours.

* The large garden is mainly lawned and planted with a variety of established trees, flowering plants and shrubs, and offers plenty of potential for keen gardeners.

It can be accessed via the gated entrance off the track, or directly from the property.

* There is a detached outbuilding, which has been fitted out as a home office, but with potential for a variety of uses such as storage, an annexe or AirBnB, subject to any necessary permissions.

The Outside (continued)   * A further outbuilding with a lean to/log store provides a great workshop space or would be ideal for storing gardening equipment, etc.

* A section of the garden has been fenced off to create a vegetable garden, and has ample space for several beds, a fruit cage, etc., or would be a perfect space for anyone wanting chickens.

* The property is surrounded by pastureland and affords stunning views over the surrounding rural landscape. A very rare find for those wanting privacy and peaceful surroundings.

Material Information   Services   Mains electricity, a brand-new mains water supply is being fitted. Private drainage (septic tank). PV panels. Immersion for hot water.

Electric AGA and a wood burner provide heat sources. Under floor heating is in place but not currently connected/used. Broadband   Fibre to the property. Currently circa 68Mbps download.

Ultrafast is also available (Up to 1,800Mbps) Mobile Phone Signal   All providers should give coverage; Wi-Fi calling may need to be enabled indoors.

Local Authority   Herefordshire Council: . Council Tax   Band “D” (Circa £2,449 for 2025/26). Tenure   Freehold.

Construction   Block and Green Oak timber frame with external wood cladding, under a composite slate style roof. Wood frame double glazed windows throughout.

Listing   This property is not Listed. Planning Permission   None current or outstanding. EPC   Rated "E". Potential for "B" Flood Risk   There is no flood risk to this property.

Access   The property is accessed across Westhope Common by a reasonably good stone track. Public Access   There are no Rights of Way or Public Footpaths over this property.

Covenants   None of which the Vendor or Agent are aware. National Landscape   The property is not within a NL (formerly AONB).

Conservation Area   The property is not within a Conservation Area. Buyers Purchase Fee   Please note that buyers are required to pay a Purchase Fee of £300 (inc.

of VAT) to Grant & Co on offer acceptance, to process a new transaction. General Information   Schools   * Primary: Canon Pyon, Wellington, Burghill, Hereford.

Further information is available at: Secondary: Hereford. Further information is available at: Independent: Leominster, Hereford, and Monmouth have some excellent independent schools.

Further information available at: Local   The thriving village of Canon Pyon has a Church, Primary Academy CofE school, village store and post office, selling a variety of local produce, a good local pub with an award-winning local Inn only 2 miles’ away.

There is also a Parish Hall, which holds a variety of events and is host to several clubs and societies, including a Mother & Toddler group.

A good range of amenities and facilities can be found in Leominster, and The Cathedral City of Hereford is only 9½ miles away and offers an extensive range of amenities including an array of shops, cafes and eateries as well as good leisure and educational facilities, and a mainline railway station.

Further retail opportunities are easily accessible in Monmouth, Worcester and Birmingham. Recreational   Excellent walking a cycling direct from the property.

In addition, the area offers a wealth of sporting and recreational facilities and is renowned for its wide range of wildlife habitats.

Westhope Common itself is deemed a SSSI and offers excellent walking, riding and cycling. Fishing and water sports are especially good in the region and there are some excellent golf courses close by.

The popular Hampton Court Castle & Gardens are a short drive away and regionally, The Malvern Hills AONB, Royal Forest of Dean and Symonds Yat provide for stunning outdoor activities.

A variety of sports clubs can be found locally in Hereford with a flying school near Leominster. The renowned Hay Festival, Ludlow Food Festival and Ledbury Poetry Festival are all easily accessible.

Directions - HR4 8BU   We recommend using the What3Words app and ///erupt.harder.soaks to find the property. Via sat nav, use HR4 8BU to take you to the village of Westhope.

Once in the village, continue uphill out of the village and take the first (and only) LEFT turn - there are multiple house names on a telegraph pole here.

Continue, over the cattle grid and up the track to a new build/square house and then turn sharp left, following the track across the common.

After about 100 yards, take the track to the left under the oak trees and Rowley Cottage is a bit further along on the left hand side.

What3Words   /// erupt.harder.soaks Viewings   By prior appointment only via Grant & Co Estate Agents on . Agents Notes   Grant & Co and their clients give notice that: 1.

They have no authority to make or give any representations or warranties in relation to the property. 2.

These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact.

3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive.

It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities.

Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.