The Steps, Phocle Green, Ross-on-Wye, HR9 7TW

A Tastefully REFURBISHED 19TH CENTURY COTTAGE IN A PEACEFUL RURAL SETTING Being sold via Secure Sale online bidding. Terms & Conditions apply.

Starting Bid £480,000 Online Auction scheduled to end on the 28/10/2026 @ 1pm.

Occupying a tranquil rural position in the sought-after hamlet of Phocle Green, this refurbished 19th Century semi-detached cottage offers a superb combination of character, versatility, and contemporary living.

Currently operating as a licensed HMO, the property represents an excellent investment opportunity, while its generous and flexible accommodation would also make an exceptional family home, perfectly positioned to enjoy the surrounding Herefordshire countryside.

Refurbished throughout, the property retains a wealth of original charm while offering modern comfort and practicality.

Arranged over three floors, the spacious accommodation provides six well-proportioned bedrooms and a versatile layout ideal for a variety of lifestyles.

At the heart of the ground floor is a superb modern kitchen/diner, thoughtfully designed for both everyday living and entertaining.

The kitchen is fitted with integrated appliances and features bi-fold doors opening directly onto the patio. A cosy snug area adjoins the kitchen.

A shower room and WC complement a practical utility room. The sixth bedroom is located on this floor.

To the first floor are three spacious double bedrooms, including a principal bedroom with en-suite shower room. A rear-aspect bedroom benefits from doors opening directly onto the garden.

A well-appointed family bathroom completes this floor.

Occupying the entire second floor is an impressive private suite comprising a generous double bedroom, separate dressing room, and en-suite shower room.

This superb space would make an impressive principal suite or provide excellent secluded accommodation for guests.

Outside, the property occupies a generous plot with beautifully arranged tiered gardens with a number of seating areas.

The elevated rear garden enjoys glorious far-reaching views across open farmland and the rolling Herefordshire countryside.

To the front, there is off-road parking for multiple vehicles, together with a useful garage benefiting from power and lighting.

A truly versatile and characterful country cottage offering an exciting investment opportunity or superb family home, with wonderful countryside views and excellent accommodation throughout.

The Hamlet of Phocle Green lies between Ross-on-Wye and Upton Bishop and here one can enjoy communication links, via Ross-on-Wye, to the amenities associated with a market town, and the River Wye, various supermarkets, John Kyrle Comprehensive & Sixth Form School together with access via the A40 and M50 towards South Wales and The Midlands.

Council Tax Band: C (Herefordshire Council) Tenure: Freehold Kitchen/Dining   13.58ft x 23.08ft Snug   11.83ft x 13.08ft Utility   5.75ft x 13.75ft Bedroom 6   11.75ft x 12.0ft Bedroom 5   11.17ft x 13.75ft Stairs To First Floor Landing   Bedroom 4   11.67ft x 11.92ft Bedroom 3   12.0ft x 13.25ft Bedroom 2   13.5ft x 13.67ft Bathroom   6.17ft x 13.75ft Stairs To Second Floor Accommodation   12.83ft x 15.58ft Dressing Room   En-suite   7.17ft x 10.08ft Outside   Externally, the property occupies a generous plot, landscaped with tiered gardens and a variety of seating areas.

The elevated rear garden enjoys glorious far-reaching views across open farmland and the rolling Herefordshire countryside.

To the front, there is off-road parking for three vehicles, together with a garage benefiting from power and lighting.

Garage   17.58ft x 19.58ft Network Signal   Agents Note   We are advised that the HMO currently generates a rental income of £3,950 per calendar month.

Auctioneers Additional Comments   Pattinson Auction are working in Partnership with the marketing agent on this online auction sale and are referred to below as 'The Auctioneer'.

This auction lot is being sold either under conditional (Modern) or unconditional (Traditional) auction terms and overseen by the auctioneer in partnership with the marketing agent.

The property is available to be viewed strictly by appointment only via the Marketing Agent or The Auctioneer. Bids can be made via the Marketing Agents or via The Auctioneers website.

Please be aware that any enquiry, bid or viewing of the subject property will require your details being shared between both any marketing agent and The Auctioneer in order that all matters can be dealt with effectively.

Auctioneers Additional Comments   The property is being sold via a transparent online auction.

In order to submit a bid upon any property being marketed by The Auctioneer, all bidders/buyers will be required to adhere to a verification of identity process in accordance with Anti Money Laundering procedures.

Bids can be submitted at any time and from anywhere. Our verification process is in place to ensure that AML procedure are carried out in accordance with the law.

The advertised price is commonly referred to as a ‘Starting Bid’ or ‘Guide Price’ and is accompanied by a ‘Reserve Price’.

The ‘Reserve Price’ is confidential to the seller and the auctioneer and will typically be within a range above or below 10% of the ‘Guide Price’ / ‘Starting Bid’. These prices are subject to change.

Auctioneers Additional Comments   An auction can be closed at any time with the auctioneer permitting for the property (the lot) to be sold prior to the end of the auction.

A Legal Pack associated with this particular property is available to view upon request and contains details relevant to the legal documentation enabling all interested parties to make an informed decision prior to bidding.

The Legal Pack will also outline the buyers’ obligations and sellers’ commitments.

It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase.

Auctioneers Additional Comments   In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price of the property.

The deposit will be a contribution to the purchase price.

A non-refundable reservation fee up to 6% inc VAT (subject to a minimum which could be up to £7,200 inc VAT) is also required to be paid upon agreement of sale.

The Reservation Fee is in addition to the agreed purchase price and consideration should be made by the purchaser in relation to any Stamp Duty Land Tax liability associated with overall purchase costs.

Both the Marketing Agent and The Auctioneer may believe necessary or beneficial to the customer to pass their details to third party service suppliers, from which a referral fee may be obtained.

There is no requirement or indeed obligation to use these recommended suppliers or services.