TAN HOUSE

Coughton, Ross on Wye, Herefordshire

3

The main entrance is from a gravelled path through a stable door with

vision panel into;

ENTRANCE HALLWAY:

Window to side and a bespoke oak staircase with winders leading to a first-

floor galleried landing.

There is a slate tiled floor throughout this extended portion with underfloor

heating. Doors into the following:

L-SHAPED DINING ROOM: 3.66m x 2.68m extending to 4.57m

French doors with side panels leading out to sun terrace and garden. A pair of

oak serving hatch doors into:

TAN HOUSE

Coughton, Ross on Wye, Herefordshire

Lovingly restored and tastefully extended this 15th Century former Tan House has 5 bedrooms and a wealth of original features and its very individual layout

provides bright and airy rooms throughout. The grounds extend to approx 1.4 acres of level mature gardens and orchard bounded by a pretty stream. Ample

parking and turning area for at least six cars and detached brick-built barn with secondary access. Idyllic rural location on the South side of Ross within easy reach

of Monmouth the renowned schools and the major motorway networks.

The construction is a combination of brick and stone with inset wooden windows and doors all set under a pantile styled pitched roof. Internally there is a wealth

of original features including exposed beams to ceilings and walls. All skirtings and architraves are oak with bespoke individual oak doors as well as cupboards

and wardrobes throughout the property. Low voltage downlighting throughout and oil central heating with a combination of under-floor and radiators.

4

KITCHEN: 4.25m x 2.68m

Two windows looking out on to sun terrace and garden. Bespoke units to all

four sides with solid oak tops and upstands with panelled cupboards and

drawers set under. Inset one and a half bowl ceramic sink with chrome tap and

ceramic tiled splashback. Tall larder cupboard with shelves above and drawers

below. One-year old Stoves Richmond LPG cooking range with three ovens,

four hobs and griddle, extractor unit over. Plumbing and space for dishwasher.

Door into:

UTILITY: 1.63m x 2.93m

Part-glazed stable door out to terrace and garden. Matching bespoke cupboards

set under solid oak worktop, inset small Armitage Shanks ceramic sink with

flexible hose tap. Shelving at high level and plumbing and space for washing

machine and tumble dryer.

From hallway door into:

CLOAKS CUPBOARD:

With boiler and solar controls and access to underfloor heating ports. Hot water

cylinder.

Hanging space for coats. From hallway opening into;

BREAKFAST AREA: 1.93m x 2.91m

Window to front garden.

CLOAKROOM:

White Victorian style suite comprising basin and pedestal and low-level W.C.

Wood panelling up to dado level.

STUDY/BEDROOM 5: 1.9m x 3.8m (average)

Windows at each end, raked ceiling with part exposed beam.

SITTING ROOM: 6.53m x 4.60m

Window to front garden and French doors out to gravelled side terrace.

Feature original front door with wooden lock, recessed stone fireplace with

flagstone hearth and inset woodburner. Doors into under-stairs cupboard. Door

into;

L-SHAPED SNUG: 4.37m x 4.4m (reducing to 2.86m)

Two windows out to parking area and one window to side. Feature former

bread oven. Pair of doors at low level into storage cupboard. Door to staircase

and first floor. Door into;

5

LOBBY: 2.31m x 1.74m

Frame ledged and braced external door to front and window to side. Consumer

units at high level.

Door into:

STUDY/ OFFICE: 3.53m x 2.31m

Window to side.

From Snug up original stairs, dividing two ways up to;

FIRST FLOOR:

Doors into;

GUEST BEDROOM TWO: 4.65m (average) x 2.99m

Dormer window to front. Feature original crooked truss, internal window to

landing.

Door into:

ENSUITE BATHROOM:

Contemporary white suite comprising basin and pedestal and low-level W.C.

“P” shaped bath with shower attachment over. Travertine tiled floor and part

tiling to walls. Chrome ladder radiator.

Stairs leading up to:

MASTER BEDROOM SUITE:

DRESSING AREA: 4.19m x 2.93m (reducing to 2.34m)

Dormer window to back. Doors into:

EN-SUITE BATHROOM:

Dormer window to front. Contemporary white suite consisting of basin and

pedestal and low-level W.C. “P”-shaped bath with mixer valve and adjustable

shower head over with shower screen. Vertical painted wood panelling up to

dado level. Travertine tiled floor and part tiling to walls.

BEDROOM: 4.63m x 3.51m

Dormer window to front. Purpose built wardrobes and cupboards along one

wall. Painted vertical boarding. Raked ceilings, exposed beams and roof access

trap.

6

From Entrance Hallway up stairs to First floor galleried landing with

matching balustrades. Doors into:

BEDROOM THREE: 3.90m x 3.28m

Dormer window to side with views across garden. Purpose built wardrobes

along one wall with two pairs of doors, hanging rail and shelving and half doors

at high level.

FAMILY BATH/SHOWER ROOM:

Window with garden views. White contemporary suite consisting of basin and

pedestal and low-level W.C and bath. Vertical boarding to dado level along one

wall. Corner set shower with sliding doors and multi jet shower unit. Travertine

tiled floor and part tiling to walls.

BEDROOM FOUR: 3.88m x 3.16m

Dormer window with views across the garden. Recessed cupboards along one

wall with three pairs of doors and deep shelf over.

OUTSIDE:

From the lane is an entrance splayed natural stone wall with planted borders, a

pedestrian and a pair of wooden gates leading on to the extensive gravelled

parking and turning area for at least 6 vehicles. A gravelled path lead to the

front garden which is laid mainly to lawn with a range of mature shrubs and

trees and well-stocked planted borders. Beyond a picket fence and gate are the

extensive main grounds which are level and grassed.

At the end of the house is an extensive flagstone sun terrace with planted

borders and herb garden. SPACIOUS PARTY PAGODA: With wooden pole

supports and flat roof with a purpose-built pizza oven, power and light.

ORCHARD AREA:

With apple, pear and plum trees, a designated fruit growing areas and a range of

raised beds.

STABLE BLOCK:

Detached and constructed in timber with mono pitched roof. With two bays;

3.70 x 3.40 and 3.70m x 3.50m

Roscoe Rogers & Knight would like to draw your attention to the following notes: • These particulars have been prepared for you in good faith and to the best of our knowledge. They are, however, for guidance purposes only. In no way whatsoever do they constitute part of

an offer or a contract.

• Prospective purchasers should not rely on any information given as a statement or representation of fact of warranty that the property or services are in good condition.

• We would recommend that prospective purchasers verify for themselves that necessary planning permissions, building regulations or other consent regarding alterations have been obtained.

• None of the above services or appliances mentioned in these particulars has been tested by us. We recommend that prospective purchasers satisfy themselves as to their condition, efficiency

or suitability.

TOWN & COUNTRY PROPERTIES 3 Agincourt Square, Monmouth NP25 3BT

Telephone: 01600 772929

www.roscoerogersandknight.co.uk

Francline Properties Ltd t/a Roscoe, Rogers & Knight

Company Reg. No 3124596

R461 Printed by Ravensworth Digital 0870 112 5306

7

BBQ/SUMMERHOUSE: Six sided, 3.10m in diameter

Windows to three sides and door with shaped glazed panel. Timber framed

construction with bench seating to five sides. Wooden floor and vaulted

wooden ceiling with a bespoke BBQ set in the centre with a flue.

DETACHED BARN:

Adjacent to the parking area and is constructed in brick and stone with a pitched

pantile style roof, a pair of barn doors and a single door. Divided into two with

a timber partition. BAY 1; 5.47m x 4.25m, BAY 2; 4.32m x 4.61m. Exposed

trusses and storage space between. Power and light. There is a pair of boarded

gates out to lane via secondary access.

SERVICES:

Mains electricity and water. Septic tank drainage. Oil central heating with

external boiler. Solar hot water. Council Tax Band E. EPC rating TBC.

DIRECTIONS:

From Monmouth take the A40 duel carriageway towards Ross on Wye. In

Whitchurch take the exit to Hereford and turn immediately right over the bridge

and the first left past South Herefordshire Garages. Stay on this road over the

river Wye and turn left at the “T” junction through Walford. On the left-hand

bend turn right along the Coughton Road passing the Howle Hill turning (on the

right) and it’s the second property on the right with its sign on the wall.

From Ross on Wye take the B4234 Walford Road and on the approach to

Walford take the first left on the right-hand bend in the road signposted

Coughton, pass the Howle Hill turning (on the right) and it’s the second

property on the right with its sign on the wall.

£ 725,000