Mabels Furlong, Ledbury, Herefordshire, HR8 2HG

Exquisite modern 4 bedroom town house in a secluded location.

speedily.gardens.escaping Summary of Features   * A stunning 4-bedroom, 4-bathroom newly built home (1,808 sq ft) * Open plan fitted kitchen/dining room, separate utility * Quiet town location with easy access to arterial routes * Detached garage with ample private parking * Compact, easy to manage garden Location   * Mileages: Ledbury town (walking distance), Colwall 5 miles, Malvern 8½ miles, Hereford 15 miles, Worcester & Gloucester within 18 miles, Cheltenham 22 miles, Bristol 50 miles, Birmingham 54 miles, Cardiff 62 miles.

* Road Links: M50 (Jct 2) 4½ miles, M5 (Jct 7) 25 miles. * Railway Stations: Ledbury, Colwall, Malvern. * Airports: Birmingham 59 miles, Bristol 60½ miles.

Situation   This property is located in the vibrant and popular market town of Ledbury in Herefordshire, to the west of the renowned and beautiful Malvern Hills.

The property is close to the town centre, and is conveniently placed for amenities and domestic requirements, with excellent commuter road, rail and bus links to the larger commercial centres of Hereford, Gloucester and Cheltenham.

Easy access to the surrounding countryside which is characterised by productive farmland and wooded hills and is renowned for its scenic, rural appeal.

Mabels Court   * This is an immaculately finished and attractive house discreetly located within a residential area on the outskirts of Ledbury town.

* This stylish, architect designed new home provides very comfortable and easy living in a quiet environment.

The urban warehouse design gives a refreshing approach for a new home, with lots of attractive features and all the benefits of modern construction.

* Good insulation, double glazing throughout and an air source heat pump make this a very economical house to run and a very comfortable living space.

Under flooring heating throughout the ground floor with a hydro wood effect floor.

Mabels Court (continued)   * The glazed, double entrance door welcomes visitors to the open plan living area; an entrance hall, a generous fitted kitchen and dining area with stairs to the first floor and a ground floor WC.

The kitchen has integrated appliances with twin electric ovens, induction hob and quartz work tops.

* A separate living room leads off the hall and a useful utility and plant room are immediately off the kitchen, with back door for easy access to the garden.

* There are two ground floor double bedrooms beyond the kitchen, each with en-suite shower rooms. Either room could easily be an additional reception room or workspace.

Mables Court (continued)   * On the first floor, the spacious main bedroom has a large en-suite shower room and built in wardrobe space.

A landing leads to the family bathroom, with separate shower, and a further double bedroom.

* This new property was completed about 12 months ago and signed off for building regulation in November 2024.

The Outside   * A paved and gravelled entrance drive leads to the garage and private driveway parking.

* An attractive slate coloured, porcelain patio leads to the house entrance and provides an afternoon sun trap, fronted by a Mediterranean style planted border.

* The large 1½ x single garage provides parking and storage space, currently used as a gym.

* There is secure panel fencing to the boundary and a paved path around the house leading to a private lawned garden.

* The property is accessed off Mabels Furlong via a cul-de-sac approach, so no passing traffic.

The garden backs onto the playing fields of John Masefield school and there are ample walking paths immediately from the property; this is within a healthy walk of the town centre.

Material Information   Services   Mains electricity, water and drainage. Air source heat pump. Broadband   BT superfast fibre broadband, +50 mbps d/l. Mobile Phone Signal   Good.

Local Authority   Herefordshire Council: . Council Tax   Band “F” (£3,700 for 2025/26). Tenure   Freehold. Construction   Brick elevations under a concrete tiled roof.

Listing   This property is not Listed. Planning Permission   None current or outstanding. EPC   Rated "B" (88%), potential "A" (95%). Flood Risk   None to this property.

Access   Off a public roadway via a cul-de-sac approach. Public Access   There are no public rights of way over this property. Covenants   None of which the Vendors are aware.

National Landscape   This property is not within a National Landscape (formerly AONB). Conservation Area   This 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: Ledbury, Eastnor, Bosbury. Further information is available at: Secondary: Ledbury.

Further information is available at: Independent: Colwall, Malvern, Hereford, Worcester, Cheltenham & Gloucester.

Further information available at: Local   Ledbury has a thriving community and offers a good range of local amenities with many independent shops, restaurants & pubs, as well as two churches, a doctors’ surgery, cottage hospital, a theatre, and both primary and secondary schools.

There are regular bus services from the town centre, and the train station is about a 20 minute walk.

A wider range of amenities can be found nearby in Malvern, including Waitrose and M&S, with further retail opportunities easily accessible in Worcester and Cheltenham.

Recreational   The surrounding area offers a wide range of outdoor sports and activities with the Malvern Hills and the Wye Valley within easy access.

Ledbury itself is renowned for its annual Poetry Festival.

The Three Counties Showground at Malvern hosts a wide variety of year-round events including the renowned Spring and Autumn Fairs; and nearby Eastnor Castle is seasonally open to the public and hosts a series of events, Further recreational and cultural activities can be found in Gloucester, Worcester and Cheltenham, with Birmingham within easy reach.

Directions - HR8 2HG   From Ledbury: From the top cross traffic lights, head south on The Southend for 0.2 miles. Just after Ledbury Park Vets on your left side, turn right into Mabels Furlong.

Ignore the John Masefield School entrance and continue to the end of the road, a further 0.2 miles. The road narrows but continue ahead, Mabels Court is then the 2nd property on your right side.

What3Words   /// speedily.gardens.escaping 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.