Merrivale Lane, Ross-on-wye, Herefordshire, HR9 5JF

Summary This modern and well-presented home offers spacious and versatile accommodation, with underfloor heating to all levels, solar panels, and access to communal gardens and a lake.

The ground floor includes three double bedrooms, all with fitted storage. The main bedroom features bi-fold doors opening onto the rear garden and an en-suite shower room.

A second bedroom also benefits from an en-suite and access to the utility room, while a separate shower room serves the third bedroom. The utility room provides additional storage and worktop space.

The first floor offers a bright open-plan living area with dual aspect windows, light tunnels, and bi-fold doors opening onto a balcony.

This level also enjoys views across the communal gardens and lake. The kitchen is fitted with granite worktops, a central island, and a range of units.

There is also a separate study, ideal for home working. Externally, the property offers ample off-road parking, garage access, and a rear garden leading to the communal grounds.

The annual maintenance charge is approximately £1,500.

Location The picturesque riverside market settlement of Ross-on-Wye is the only English town standing within the Wye Valley Area of Outstanding Natural Beauty.

Formerly a centre for leather working, shoe making, brewing, corn milling and glove making, Ross became a very busy Coaching town in the 18th and 19th Centuries.

When viewed from either of the river bridges, the white painted façade of The Royal Hotel stands adjacent to the fine, 206 feet steeple of St Marys Church.

With a population of around 10,000, Ross remains a bustling town and the summer months in particular see many visitors coming to canoe, fish, cycle or alternatively enjoy more leisurely pursuits involving food and drink, perhaps downing a refreshing cider from one of the many local artisan cider makers.

Description This modern and well-presented home offers spacious and versatile accommodation, with underfloor heating to all levels, solar panels, and access to communal gardens and a lake.

The ground floor includes three double bedrooms, all with fitted storage. The main bedroom features bi-fold doors opening onto the rear garden and an en-suite shower room.

A second bedroom also benefits from an en-suite and access to the utility room, while a separate shower room serves the third bedroom. The utility room provides additional storage and worktop space.

The first floor offers a bright open-plan living area with dual aspect windows, light tunnels, and bi-fold doors opening onto a balcony.

This level also enjoys views across the communal gardens and lake. The kitchen is fitted with granite worktops, a central island, and a range of units.

There is also a separate study, ideal for home working. Externally, the property offers ample off-road parking, garage access, and a rear garden leading to the communal grounds.

The annual service charge is approximately £1,500. Modern, energy-efficient home with underfloor heating to all levels and solar panels.

Three double bedrooms, open-plan living with lake views, garage, rear garden, and communal grounds.

All local shops, amenities, and excellent transport links are within walking distance, offering convenience for everyday living.

Entrance Hall Solid wood flooring, ceiling spotlights, obscured window to front elevation, partially glazed front door with two full-height glazed panels to either side.

Bedroom Three - 3.66m x 2.79m (12'0" x 9'2") Solid wood flooring continues, bespoke fitted storage, window to front elevation, ceiling spot lights.

Ensuite Obscured window to side elevation, low-level WC with concealed cistern, wash hand basin with mixer tap and tiled splashback with storage beneath, heated towel radiator, shower cubicle with tiled surround, rainfall shower and separate handheld attachment, ceiling spotlights.

Master Bedroom - 7.62m x 5.72m (25'0" x 18'9") Bespoke fitted storage and additional storage cupboard housing boiler, solid wood flooring, ceiling spotlights, and two triple bi-fold doors opening directly onto the rear garden.

Ensuite Shower Room Tiled flooring, ceiling spotlights, heated towel radiator, walk-in shower cubicle with rainfall shower and separate handheld attachment, illuminated mirror, wash hand basin and WC.

Bedroom Two - 5.08m x 3.12m (16'8" x 10'3" Max to recess) Solid wood flooring, dual aspect with windows to front and rear elevations, fitted storage, ceiling spotlights, door leading to the utility room.

Ensuite Shower Room Ceiling spotlights, tiled flooring, low-level WC, wash hand basin with mixer tap, and shower enclosure with rainfall shower and separate handheld attachment with tiled surround, towel rail Utility Room Tiled flooring, range of eye and base level units with worktop over, stainless steel sink and drainer with mixer tap, tiled upstand, ceiling spotlights, doors leading to garage and rear.

Open plan Living room and Kitchen - 11.84m x 7.62m (38'10" x 25'0") Solid wood flooring, dual aspect to front and rear elevations, bi-fold doors opening onto a balcony, four pendant light fittings with additional ceiling spotlights, and three light tunnels providing excellent natural light.

Contemporary fitted kitchen featuring a central island with pan drawer storage, granite worktops, range of eye and base level units, hob with extractor over, integral fridge/freezer, double oven, sink and half bowl with drainer with mixer tap over, ceiling spot lights and pendant light fitting.

Balcony Bedroom Four/Study - 3.3m x 3.02m (10'10" x 9'11") Window to front elevation, loft access, Ethernet ports, bespoke fitted storage, ceiling spotlights, and solid wood flooring.

Shower Room Obscured window to rear elevation, partly tiled walls, walk-in shower cubicle with rainfall shower and handheld attachment, low-level WC, wash hand basin with mixer tap and tiled splashback, ceiling spotlights.

Outside Front – Block paved driveway providing ample off-road parking and access to the garage.

Rear Garden – Mainly laid to lawn with gravelled pathway leading through to attractive communal gardens and lake.

Garage - 4.62m x 3.86m (15'2" x 12'8") Large garage with electric up and over garage door, power and lighting, access to utility room.

Services We have been advised that mains services are connected to the property.

This information has not been checked with the respective service providers and interested parties may wish to make their own enquiries with the relevant local authority.

No statement relating to services or appliances should be taken to imply that such items are in satisfactory working order and intending occupiers are advised to satisfy themselves where necessary.

Directions Leave the stone-built market house in the centre of Ross taking the B4228 Southwards from the town towards Walford.

Shortly after passing the Prince of Wales pub on the right-hand side, take the first turning left into 'The Avenue'. Turn right into Eastfield Road. After approx. 600 yards.

Turn Left onto Merrivale Rd, then Another left onto Merrivale Ln. The gated entrance to Merrivale Farm, leading to The Lake House will be directly in front of you.

Council Tax COUNCIL TAX BAND "F" This information may have been obtained from the local council website only and applicants are advised to consider obtaining written confirmation.

Energy Performance Certificate The EPC rating for this property is B(91).

Viewing By appointment to be made through the Agent's Ross On Wye Office, Tel: General Intending purchasers will be required to produce identification documentation and proof of funding in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017.

More information can be made available upon request.

John Goodwin FRICS has made every effort to ensure that measurements and particulars are accurate however prospective purchasers/tenants must satisfy themselves by inspection or otherwise as to the accuracy of the information provided.

No information with regard to planning use, structural integrity, tenure, availability/operation, business rates, services or appliances has been formally verified and therefore prospective purchasers/tenants are requested to seek validation of all such matters prior to submitting a formal or informal intention to purchase/lease the property or enter into any contract.

Tenure We are advised (subject to legal confirmation) that the property is freehold with an annual maintenance charge of approximately £1,500