Kingstone House Weston under Penyard • Ross on Wye • Kingstone House Weston under Penyard • Ross on Wye Herefordshire

A stunning period house in small hamlet

Hall • Drawing room • Dining room • Sitting room Kitchen/Breakfast • Study • Utility Cloakroom • Extensive cellars

6 Bedrooms • 2 Bathrooms (1 en suite) • Shower room (en suite)

Annexe • Mature gardens • Summer house Outbuildings • Large double garage

In all about 0.6 of an acre

M50 2 miles • Ross on Wye 3 miles • Monmouth 13 miles 15 miles • Hereford 18 miles (All distances are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation • Kingstone House is situated in a small and charming hamlet just outside Weston-under-Penyard a few miles to the east of Ross-on-Wye.

• The major centres including Cheltenham, Gloucester, Monmouth and Hereford are all easily accessible whilst there is good local shopping in Ross-on-Wye. The village itself has a pub, school, village hall and a parish church. Ross Golf Club is only 2 miles, with many other courses within easy access and there are lovely walks along the River Wye and in the nearby , Malverns, Black Mountains and Brecon Beacons.

• The M50 (J4) is 2 miles away, whilst a direct train service to London Paddington (1 hr 55 mins) runs from Gloucester. Bristol International and Birmingham Airport are all within easy reach (approx. 1hr 15 mins).

• There is a wide choice of excellent schools in the area including primary and secondary schools in Weston- under-Penyard and Ross. Hereford Cathedral School and Monmouth Haberdashers School are within easy reach offering both preparatory and senior schooling. Description Kingstone House is a traditional red Herefordshire sandstone house sitting near the brow of the hill in stunning landscaped gardens amidst rolling countryside. The house (formerly known as Kingstone Court) used to act as the main farmhouse for Kingstone and is almost certainly an 18th Century enlargement of an earlier farmhouse and has well-proportioned rooms finished to a very high and comfortable standard.

The three major reception rooms, namely the drawing, dining and sitting rooms have all the expected period features such as high ceilings, splendid fireplaces, panelling to dado rail, coving, panelled doors and sash and deep bay windows. There is a light and well fitted modern kitchen (recently refitted) to the rear with oil fired Aga, a range of hand painted units and a breakfast area off. The adjoining utility room is well equipped and has a useful hatch to the dining room. There are extensive cellars for coal, wine and general storage accessed with generous staircases internally and externally.

The main staircase leads up to a light landing with doors off to four good double bedrooms with ample built-in wardrobe space, two bathrooms (1 en-suite) and an en-suite shower room. A door leads through to the rear stairs and a study, whilst the second floor has two further bedrooms, ideal for children with stunning views.

The roof space is large and accessible by a staircase offering substantial storage.

To the rear of the house and with its own separate entrance is the Annexe with a bedroom, bathroom, kitchen and living room. Until recently this has been let producing a useful income. Gardens & Grounds The magnificent landscaped gardens are principally south and west facing and have been meticulously laid out and cared for by the current owner. There are a series of lawns flanked by mature Yew, Box and Beech hedges, and an array of herbaceous beds richly stocked with shrubs and plants producing a multitude of glorious colours. To the front a pathway leads around the house and also down a lavender walk to a gate onto the lane.

Bordering the property are various mature trees such as Silver Spruce, London Plane and Blue Cedar. A charming summer house looks out over a lawn. Further round is the sheltered Rose Garden and the orchard. Behind a large topiaried Yew hedge is a kitchen garden, with a greenhouse and small knot garden. A doorway leads through to the flagstone courtyard, further mature shrubs, a potting shed, wood store and wooden gates out onto the gravelled side drive. Further up is the generous 2 bay garage with covered walkway back to the courtyard and three useful outbuildings. Kingstone House, Weston under Penyard, Ross-on-Wye ANNEXE Kitchen S 5.4m x 2.3m APPROXIMATE GROSS INTERNAL FLOOR AREA 17'9" x 7'7" Main House = 408sq.m (4,394sq.ft) W Annexe = 45sq.m (487sq.ft) E Total = 453sq.m (4,881sq.ft) Living room N 5.1m x 3.4m 16'7" x 11'2"

Bedroom 3.9m x 2.3m 12'10" x 7'8" Bedroom 4.8m x 2.2m 5.2m x 4.2m Bedroom Breakfast 4.3m x 2.7m 15'11" x 7'1" Hall Area 16'11" x 13'9" 14'0" x 8'11" 4.2m x 2.5m 13'8" x 8'4" Study Kitchen 3.3m x 2.5m 4.2m x 4.1m 10'9" x 8'0" 13'8" x 13'6" 4.2m x 4.1m 13'10" x 13'6"

Bedroom Bedroom Bedroom Sitting room 5.3m x 4.9m 5.9m x 5.2m Bedroom 5.0m x 3.8m 5.5m x 4.6m 17'4" x 16'2" 16'4" x 12'6" 18'0" x 15'0" 19'3" x 16'11" Utility 3.8m x 3.4m 3.4m x 2.5m 12'5" x 11'1" 11'0" x 8'2"

SECOND FLOOR FIRST FLOOR

Drawing room Hall Dining room 6.1m x 5.3m 5.3m x 2.5m 5.8m x 4.5m 5.0m x 4.5m 19'11" x 17'4" 17'4" x 8'4" 19'0" x 14'10" 5.0m x 2.0m 16'6" x 14'7" 16'6" x 6'6" Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8211950/OHI

CELLAR GROUND FLOOR

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice. Services Mains water and electricity. Private drainage. Oil fired central heating and Aga. Fixtures and fittings Only those items mentioned in these sale particulars are included in the sale. All others, such as fitted carpets, curtains and light fittings are specifically excluded but may be made available by separate negotiation. Wayleaves, easements and rights of way The property will be sold subject to and with the benefit of all wayleaves, easements and rights of way whether mentioned in these particulars or not. Terms Tenure: Freehold Local Authority: Herefordshire County Council Tel: (01432)260 000 Council Tax: Band G Viewing Strictly by appointment with Knight Frank Directions (HR9 7PQ) From the A40 in Weston-under-Penyard take either of the two lanes north to the Green at Bollitree and continue following the signs to Rudhall and Phocle Green. After for half a mile the house is on the left hand side. Turn up the drive beside it and park behind the trees immediately on the right.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight 01432 273087 Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) 22 Broad Street, or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Hereford HR 4 9AP Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that [email protected] any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. KnightFrank.co.uk Particulars dated September 2014. Photographs dated September 2014. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.