Tanglewood, Forge Road, Tintern, Monmouthshire, HP16 6TH

TEL NUMBERS 01291 680266 OR MOBILE 0787 2040904

UPPER GROVE HOUSE

SELLACK

ASKING PRICE 650K

Grade II Listed rural farmhouse - brimming with character

Attached 2 bed annexe plus detached treble garage/workshop &

overhead games/entertainment room

Lovely family home but also ideal for B/B

Approx 2 miles from main road between Ross-on-Wye & Hereford

Would need redecoration in some areas but otherwise in good order

Character period farmhouse

Entrance hallway with mill stone feature

Large Sitting room with inglenook fireplace

Oak custom built kitchen with AGA

Dining Room

Garden Room

Utility Room

Cloakroom

Possible 9 Bedrooms ( in all areas) – Master with ensuite

Self contained Annexe (independent but also accessed via main house )

Annexe Sitting Room

Annexe Kitchen

Two Ground Floor Bedrooms

28ft Overhead Entertainment Room with shower room

Quality oak joinery including staircases/doors etc

Separate oil heating systems for annexe

Double glazing

Attractive gardens with sun terrace, lawns and fruit trees

Large Detached Garage Workshop ( treble)

Extra parking for approx 4 cars

Upper Grove House offers a marvellous opportunity to serious buyers. The excellent size

and versatility of the accommodation could work so well for many. The room sizes are

excellent throughout. The main house is brimming with character with exposed original

timbers and interesting period fireplaces; it can only charm anyone who enters, having

been a happy family home for many years. Quality work has been done on the property

with oak staircases and doors installed throughout.

The very large Sitting Room is a charming light room with a large inglenook fireplace at

one end and yet another period fireplace at the other (obviously two rooms at one stage).

Another reception room offers an opportunity for a large formal Dining Room plus a

large Garden/Breakfast Room.

The kitchen with flagstone floors has custom built units and includes an Aga range

cooker. There is also a useful Utility room and separate Cloakroom across the Side

Entrance Hallway (which features an old Cider Mill stone).

Upstairs are particularly generous bedrooms. Bedroom Two has a large dressing room

ideal for a nursery bedroom (Bed Six) or offers possibilities for an ensuite. The rest of the

bedrooms are also of excellent size, with the Master Bedroom having an ensuite and an

adjoining room which may be suitable for a Study (Bed Five). These two bedrooms can

be accessed by a second staircase or the main landing ( via the Master Bedroom).

A large attic is accessed from Bedroom Four – great for storage but whilst heated and

illuminated with velux window this attic does have limited headroom.

The bathrooms are well fitted with a particularly large family bathroom which offers a

large shower cubicle and bath facilities and period style oak panelling.

The Annexe suite can either be independent with a separate entrance or can be retained as

part of the main house via access through the Garden Room. The two ground floor rooms

are a little dark so are used as Bedrooms with a lovely light Sitting Room above with

vaulted ceiling and offers access to the gardens. There is also a well fitted Shower Room

and a useful but relatively basic Kitchen.

Outside and across the front courtyard is a large detached building which consists of a

massive three bay garage and workshop with oak staircase leading to an amazing space

above. This was used as a massive entertaining area with oak flooring, lots of light and

access via French doors to the lawns at the rear. There is a small cloaks room and

separate shower room/WC. Whatever you choose to use this space for: snooker, music,

artist’s studio , office or even a noisy teenager it will not fail to please.

The gardens offer a generous front courtyard and lawn with neat walling and gated steps

elevating the house from the country lane below. To the rear is a private sun terrace with

steps leading to terraced lawns interspersed with shrubbery and fruit trees. It has real

country charm without requiring excessive maintenance.

AGENTS OPINION

This really attractive home has a real wow factor and must be viewed to be appreciated!

Set back from the country lane but with good access to networks it is ideally placed for

rural living. It could suit a large family; eminently suitable for even three generations to

combine in one purchase with distinct & defined areas for each.

However it could also be very practical for an upmarket Bed and Breakfast. It has been

empty for a short while and the décor may need a little uplifting but all the major jobs

have already been done, with excellent oak staircases and doors and a custom built

kitchen already fitted. The garden is a reasonable size but not so huge it would be

unmanageable.

We all love it and can thoroughly recommend it to serious buyers.

NB Some buyers are afraid of Grade II listing – our personal opinion is that a building is

only listed if it is special and who would want to change that. This house already has a

great layout and frankly little would need to be changed if anything. So our advice would

be to savour the listing status. With the space available it is unlikely you would need to

do major work like extensions. However we understand the listing in Upper Grove relates

to a window at the rear of the house.

ACCOMMODATION

TRADITIONAL PORCH

Timber elevations with tiled roof

Central lighting

Timber seating

Oak Door leading to Front Entrance Hallway:

FRONT ENTRANCE HALLWAY

Lighting –Central

Flooring- Oak

Exposed Original Timber Frame

Doors leading to Sitting Room and Dining Room

SITTING ROOM 26’7 x 17’3

Lighting – Wall

Glazed door to Rear Sun Terrace

Windows to front aspect

(Two Fireplaces) one at either end of room

Inglenook stone fireplace with flagstone hearth, mantle beam, fitted with woodburning stove

Adam style painted slate fireplace with tiled inner & hearth fitted with cast iron fire basket

Flooring- Carpet

Integral cupboard with painted wooden doors and shelving

Central support beams

Oak full turn staircase to First Floor Landing

Small understairs storage cupboard

DINING ROOM

Lighting –Central

Windows to front & rear aspects

Fireplace- Brick Inglenook style with flagstone hearth and firebasket

Door to kitchen with overhead leaded coloured glass fanlight

Glazed Door to rear sun terrace

Beam with ham hooks

Partial wood panelling to one wall

Flooring- Quarry tiles

GARDEN ROOM 12’9 X 12’3 (MIN)

Lighting –Central

Glazed to rear courtyard with door opening

Glazed roof with ventilation

Glazed doors to side entrance

Flooring- Flagstone

Oak Door to Annexe Suite

KITCHEN 17’3 x 13’

Lighting –Central & under unit

Windows to front side and rear aspect

Wooden wall and floor kitchen units incorporating some glazed display units :

Aga Cooking Range

Integral Dishwasher

Integral Fridge

Larder unit

Laminate Worktops- incorporating: Porcelain 1.5 Sink

Splashback- Tiled

Corner Shelving

Flooring- Flagstone

Doors leading to Garden Room and Side Entrance Hallway

Beam with ham hooks

SIDE ENTRANCE HALLWAY 14’8 x 12’7

Lighting –Wall

Windows to front and side aspects

Flooring- Terracotta Tiles

Original Cider Press stone on brick pillars

Small wall nook

Oak full turn staircase to Master Bedroom & Bedroom Five

Doors leading to Kitchen, Utility and Cloakroom

Oak door with vision panel to front

UTILITY ROOM 14’7 x 5’8

Lighting – Fluorescent

Window to front aspect

Laminate wall and floor units

Spaces for Washing Machine & Tumble Drier

Space for Freezer

Laminate/ Worktops- incorporating 1.0 Stainless Steel Sink

Coathooks

Central heating boiler

Flooring- Terracotta tiles

GROUND FLOOR CLOAKROOM

Lighting – Central/

Window to side aspect

Suite consisting of ;

Concealed Cystern WC

Wall hanging wash hand basin

Flooring- Terracotta tiles

STAIRCASE LEADING FROM SIDE ENTRANCE HALLWAY LEADS TO

BEDROOM FIVE AND ENSUITE SHOWER ROOM FOR MASTER BEDROOM

BEDROOM FIVE 14’10 X 9’11

Lighting –Central/

Window to side aspect, velux window and inner window to staircase

Flooring- Oak

Door to garden via stone steps

MASTER BEDROOM (ONE ) 17’7 x 13’5

Lighting – Central

Window to front & rear aspect

Private staircase to Dining Room

Flooring- Carpet

Door to Ensuite

Door to Main Landing

ENSUITE

Lighting – Spotlights/Inset

Window to side aspect

Suite consisting of ;

Med Level WC

Double/ Shower Cubicle-Tiled

Pedestal Wash hand basin

Oak cupboard with tiled top with side shelving

Flooring- Ceramic tiles

Door leading to rear landing and staircase to side entrance Hallway:

STAIRCASE LEADING FROM SITTING ROOM LEADS TO FIRST FLOOR

LANDING

FIRST FLOOR MAIN LANDING

Lighting – Central

Windows to rear aspect

Flooring- Carpet

Doors leading to Bedrooms 2,3, Master Bedroom and Family Bathroom

Door leads to further staircase to Bedroom Five

BEDROOM TWO 14’1 X 11’8

Lighting – Central

Window to front aspect

Integral cupboard

Flooring- Carpet

Victorian style fireplace with cast iron firebasket and wooden surround

Door to Dressing Room (Possible Bed Six)

DRESSING ROOM 12’4 x 6’4 (POSS BED SIX)

Lighting – Central

Windows to side and rear aspect

Flooring- Carpet

Door to steps to rear gardens

BEDROOM THREE 13’7 x 13’2

Lighting – Central

Window to front aspect

Integral Wardrobe

Fireplace with stone surround and hearth with cast iron firebasket

Flooring- Carpet

BEDROOM FOUR 24’ x 18’

Lighting – Central

Window to side aspect, three velux windows

Flooring- Pine

Exposed timber A frames

Raised wooden half door to Attic space

FAMILY BATHROOM

Lighting – Central

Window to front aspect

Suite consisting of ;

Low Level WC

Panelled Bath with tiled seating area surround

Fixed glazed shower panel / Curtain & rail

Double Tiled Shower Cubicle

Vanity Unit Wash hand basin

Extensive wall tiling with matching borders

Partial wood panelling

Flooring- Ceramic tiles

Extractor Fan

ATTIC 33’ X 18’ (Reduced ceiling height)

Boarded

Velux window

Power

Water tanks

Radiator

Accessed from Garden Room Oak door leads to

ANNEXE SUITE

Staircase leads to

FIRST FLOOR SITTING ROOM 17’3 x 10’8

Lighting –Wall

Oak door leads to steps to garden

Arrow slit window and velux

Flooring- Oak

Vaulted ceiling

Access to Kitchen and Shower Room

FIRST FLOOR KITCHEN 7’3 x 10’8

Lighting –Spotlights

Window to side aspect

Wooden wall and floor kitchen units:

Laminate Worktop- incorporating:

Sink unit - Stainless Steel 1.0

Splashback- Tiled

Flooring- Ceramic tiles

Beams

Partial exposed stonework

Central heating boiler

ANNEXE BATHROOM

Lighting – Inset spotlights

Arrow slit window

Suite consisting of :

Low Level WC

Double shower cubicle -Tiled

Vanity Unit with wash hand basin

Flooring- Ceramic tiles

Extensive tiling

GROUND FLOOR BEDROOM ONE 13’9 x 10’2

Lighting –Wall

Three High Windows

Flooring- Flagstones

GROUND FLOOR BEDROOM TWO 10’2 x 9,2

Lighting –Wall

High Windows

Flooring- Flagstones

OUTSIDE see also initial description

Parking area to the front of garage for approx 5 cars (plus garaging)

Wood store below Bed Six (integral to house)

DETACHED TREBLE GARAGE 35’4 x 19’7

Electric, Up and Over / Treble Doors

Windows to front courtyard & gardens

Lighting – Fluorescent

Power

Central heating boiler

Concealed wooden staircase to Entertainment Suite

Door to Front courtyard

ENTERTAINMENT SUITE 28’4 x 18’8 ( not incl shower room & lobby)

Lighting – Fluorescent

Eight windows to three aspects

French doors lead out onto rear lawn

Oak flooring

Door leading to lobby and shower room

SHOWER ROOM

Lighting – Inset Spotlights

Suite consisting of ;

Low Level WC

Shower Cubicle-Tiled

Pedestal Wash hand basin

Flooring- Ceramic tiles

DIRECTIONS

On leaving the village of Peterstow in the Hereford direction on the A49 take the turning

to the right immediately before the Red Lion Public House continue for perhaps 1.5 miles

where Upper Grove House can be found on the right hand side

FOR SAT NAV USERS THE POSTCODE IS HR9 6LZ

SELLACK is a rural village in the heart of the Wye Valley amidst scenic countryside –

part of the village overlooks the river Wye. It has popular village Inns called the

Loughpool and The Red Lion as well as a pretty church- St. Tysilio's. The church offers

a variety of fund raising events which include barn dances & an annual dinner. The

nearest town is Ross-on-Wye approx 3.5 miles with Hereford City 13 miles away and the

A40 and M50 give access to the motorway networks approx 2 miles.

ROSS-ON-WYE has all the shopping you are likely to need including three

supermarkets. All the extra things you associate with a tourist area are also available in

and around the town i.e. gift shops, tea rooms, restaurants for all budgets. The river area

below the ‘Prospect’ is a very pleasant place to spend time, particularly in the summer,

watching the world go by at one of the riverside pubs, or perhaps the regatta from the

boat house. There is a public swimming pool and a modern library. Markets are held on

Thursdays in the centre of the town in the old market place.

MOTORWAY The M50/M5/M4 are all reasonably close giving good access to major

cities i.e. Birmingham, Bristol, Newport, Cardiff, Bath, Cheltenham, Gloucester and

Hereford all within approx 1.5 hours (or less) drive away.

RAIL NETWORKS Available at Abergavenny, Gloucester, Hereford or Newport.

NB: IMPORTANT ALL MEASUREMENTS QUOTED HAVE BEEN CARRIED OUT USING A LASER MEASURE AND

CANNOT BE GUARANTEED 100% ACCURATE SO SHOULD BE CONSIDERED A GUIDE ONLY. NEITHER DO WE

MEASURE LAND OR ACREAGE AND IN THIS REGARD QUOTE ONLY INFORMATION GIVEN TO US BY THE

VENDORS SO ANY ACREAGE SHOULD BE VERIFIED FROM LAND REGISTRY OR SOLICITORS BEFORE PURCHASE.

AS AGENTS WE DO NOT CHECK ANY MECHANICAL OR ELECTRICAL GOODS INCLUDED IN THE DETAILS AND

CANNOT GUARANTEE THEM TO BE IN WORKING ORDER AT THE TIME OF PURCHASE.

TO BOOK A VIEWING CALL

WYE VALLEY PROPERTIES ON 01291 680266

or MOBILE 0787 2040904

EMAIL : info@wyevalleyproperties.com

Entrance Hall Sitting Room

Dining Room Kitchen

Kitchen Garden Room

Bedroom One Bedroom Two Bedroom Three

Bedroom Five Annexe Sitting Room Garages

Entertainment Area

Rear Courtyard

Frontage

Frontage

Rear Gardens

Floorplan

SITTING ROOM

DINING ROOM

GARDEN ROOM

KITCHEN SIDE HALLWAY

ANNEX BEDROOM

ANNEX BEDROOM

STORE

UTILITY

ANNEX SITTING ROOM

KITCHEN SHOWER ROOM

BEDROOM THREE

MASTER BEDROOM BEDROOM

TWO

BED ROOM FOUR

BED 6

ENSUITE

WC

HALL

THREE BAY GARAGE AND WORKSHOP

ATTICS BEDROOM SIX

VELUX

ENTERTAINMENT ROOM

SHOWER ROOM

CLOAKS

GROUND FLOOR GARAGE

FIRST FLOOR ENTERTAINMENT WITH ACCESS TO RAISED GARDEN

ANNEXE FIRST FLOOR

ANNEXE GROUND FLOOR

SECOND FLOOR BEDROOM & ATTIC

MAIN HOUSE GROUND FLOOR

MAIN HOUSE FIRST FLOOR

FAMILY BATH ROOM

LANDING

LANDING

UPPER GROVE HOUSE FLOORPLAN (NOT TO SCALE)

WC

MILL