13 Grampian Close, Hereford, HR4 0TA

Build Date: Mid 80's Approximate Area: 91 sq.m / 989 sq.ft the property: This spacious detached family home is located in the highly sought-after Kings Acre area and offers versatile accommodation.

The property is approached via a front garden and driveway providing parking and access to the garage.

An entrance hallway leads into the generous living room, a bright and comfortable space which flows through to the conservatory, enjoying views over the rear garden.

The spacious kitchen/breakfast room is fitted with an extensive range of units and offers ample work surface space.

A further ground floor room provides excellent flexibility and can be utilised as a formal dining room, study, playroom or fourth bedroom, depending on individual requirements.

Completing the ground floor is a useful wet room shower room. To the first floor are three well-proportioned bedrooms together with the family bathroom.

Outside, the property benefits from a private L-shaped corner plot rear garden, arranged with patio seating area, lawn and mature shrub borders.

Location: The property is situated within the popular Kings Acre district, positioned on the western fringe of Hereford city.

This well-established residential area is highly regarded for its excellent range of local amenities and convenient access to both the city centre and surrounding countryside.

Within the immediate area are a variety of everyday facilities including local shops, a café, public houses and a traditional butcher's shop.

The nearby countryside offers an abundance of scenic walks and outdoor pursuits, while a regular bus service provides convenient transport links into the city centre.

Additional amenities within approximately one mile include primary and secondary schools, a doctor's surgery and a Co-operative Superstore, making the area particularly attractive to families.

Hereford city centre offers a comprehensive range of shopping, dining and leisure facilities, together with the County Hospital, railway station and a wealth of historic landmarks, perfectly combining modern convenience with the character and charm of this historic cathedral city.

Accommodation: Approached from the front, in detail the property comprises: Hallway: Stairs to the first floor with storage space under, doors to living room, kitchen/breakfast room, dining room and shower/wet room.

Living Room: Window to the front, panelled door with side windows to conservatory, wall mounted gas fire. Conservatory: Over looks the rear garden with patio doors.

Kitchen/Breakfast Room: Patio doors leading to the garden, window to the side, range fitted units, work surface with inset double sink, space for freestanding cooker with extractor over and upright fridge freezer, undercounter space for washing machine and dishwasher.

Dining Room/Study: Window to the front. Shower/Wet Room: Frosted window to the rear, shower area with electric wall mounted shower and floor drainage, toilet, and sink.

Stairs in the hall provide access to the Landing: Window to the rear, doors to bedrooms and bathroom. Bedroom One: Window to the front.

Bedroom Two: Window to the front, single door airing cupboard housing water immersion cylinder, attic hatch. Bedroom Three: Window to the rear.

Bathroom: Frosted window to the rear, bath with shower attachment over, toilet, pedestal sink, bidet and towel radiator.

Outside to the front of the property is a graveled and brick paved garden with shrubbery and concrete driveway leading to a single garage.

A gated side path leads to the rear garden having patio and graveled seating areas, lawn gardens with flower bed and shrubbery boarders which continue to the side of the property.

Material information: Tenure: Freehold Council Tax: Band D (Herefordshire) Utilities & Services: Mains gas, electric, water and drainage Parking: Driveway Parking & Garage Maintenance Charge: None we have been made aware of.

Restrictions/Notices: None we are aware of. Broadband Speed: Ultra-fast broadband available (8000 Mbps) Flood Risk: Very Low.

For further information, refer to: To View: Applicants may inspect the property by prior arrangement with Andrew Morris Estate Agents.

Anti-Money Laundering: Before a sale can be formally agreed, we are required by hmrc regulations to verify the identity of the seller(s) and buyer(s), and to obtain evidence of funding.

Referral Fees: We may receive a referral fee from third-party service providers, such as conveyancers, mortgage advisers, or surveyors, if you choose to use their services.

Where applicable, the identity of the supplier and the typical referral fee or range payable to us will be disclosed to you in writing.

Disclaimer: Andrew Morris Estate Agents Ltd has prepared these particulars with care.

We have relied upon the seller(s) for the verification of certain details, which should be confirmed by prospective buyers before any commitment to purchase.

Floorplans and measurements are approximate, not to scale, and provided for guidance only.

Energy Performance Certificate (EPC) ratings, Council Tax bands, and other key information are supplied from official records or the seller’s documentation.

Significant material information – such as tenure, service charges, ground rent, restrictive covenants, and utilities – is included within these particulars in line with current consumer protection regulations.

All parties are advised to carry out their own due diligence before entering into a legal commitment to purchase.