# 4 bedroom semi-detached house for sale (HR8 1JA) ## Property Details | Key | Value | |-----|-------| | Address | 2 Upper Hall, Ledbury Herefordshire, HR8 1JA | | Price | £495,000 | | Bedrooms | 4 | | Last sold | £298,000 | ## Description A SUPERB FOUR BEDROOMED GRADE 11 LISTED PROPERTY OF JACOBEAN ORIGIN FORMING PART OF THE EXCLUSIVE UPPER HALL ESTATE, AN HISTORIC FORMER MANSION HOUSE, ENJOYING A PEACEFUL PARKLAND SETTING A SHORT WALK FROM THE TOWN CENTRE WHILST ADJOINING OPEN COUNTRYSIDE AND WOODLAND. **Location & Description: ** The Upper Hall estate was first established over 800 years ago, and is predominantly Georgian however Number 2 forms part of the wing with Jacobean origins. In the last century the property has had many uses, including a hospital during the war, and latterly as Ledbury Grammar School. In the late 1990's Upper Hall was skilfully and sensitively developed into apartments and houses, each one individual and unique and set within a beautiful parkland garden. 2 Upper Hall is a wonderful, spacious house with the rooms arranged on four floors. At lower ground floor level is a reception hall with stairs to the ground floor reception hall, drawing room, dining room and kitchen. The Jacobean staircase leads to the first floor where there is a cloakroom master bedroom suite and second bedroom, whilst on the second floor are two further bedrooms and bathroom. From all of the rooms there are lovely views across the town and the garden. There is allocated car parking space adjacent to the house. The town centre is only a short walk away through the medieval cobbled street of Church Lane and St Michael's church borders the estate. To the north there are extensive walks through woodland and open countryside. Ledbury is a delightful and historic town which offers a full range of facilities and amenities whilst enjoying good road and rail communications to all parts of the country. The cities of Hereford, Worcester and Gloucester are all approximately 16 miles and a mainline railway station links with Birmingham and London. The M50/M5 motorway network is available 4 miles to the south. The accommodation comprises as follows: Lower Ground Floor **Reception Hall: ** **6.68m (21ft 11in) x 2.9m (9ft 6in) ** Accessed via an entrance door with entry phone system. This impressive hallway features a flag stone floor. Central heating radiator. Cupboard housing the Potterton gas fired central heating boiler. Access to a walk in storage area with vaulted ceiling. Steps leading up to ground floor Ground Floor **Hallway: ** With external door to the front of the property. Two radiators. Stairs to the first floor. **Drawing Room: ** **5.49m (18ft 0in) x 5.26m (17ft 3in) ** A panelled room with windows overlooking the garden. Marble fire place with open grate and pine surround. Extensive range of fitted cupboards and book shelving. Exposed beams to the ceiling. Recessed spotlighting. Two radiators. Drawing Room. **Dining Room: ** **3.53m (11ft 7in) x 3.17m (10ft 5in) ** Radiator. Windows with views over Ledbury town. Glazed door to the **Kitchen: ** **4.8m (15ft 9in) x 1.96m (6ft 5in) ** The kitchen is fitted with a range of good quality oak fronted cupboard units with slate work surfaces and tiled splashbacks. Inset Franke double bowl stainless steel sink with Grohe mixer tap. Britannia range cooker with 5 ring gas hob and two electric ovens, stainless steel splashback and extractor hood above. Stainless steel shelving. Neff dishwasher. Heated towel rail. Tiled floor. Halogen downlighters. **First Floor Landing: ** **4.7m (15ft 5in) x 3.96m (13ft 0in) ** With Jacobean oak staircase leading of to the second floor. Radiator. Windows overlooking the garden. **Cloakroom: ** With suite comprising low level Wc. Hand basin with cupboard below. Limestone tiled floor. Heated towel rail. Built in utility cupboard and housing the tumble drier and washing machine. Extractor fan. Halogen downlighters **Bedroom 1: ** **5.33m (17ft 6in) x 5.33m (17ft 6in) ** Incorporating an en suite bathroom. Windows with views over Ledbury town centre and beyond. Three radiators. **En suite bathroom: ** Panelled bath with shower above. Wash hand basin. Low level Wc. Radiator. Extractor fan. **Bedroom 2: ** **3.94m (12ft 11in) reducing to 9'2 x 4.75m (15ft 7in) to front of wardrobes** Extensive range of four fitted double wardrobes along one wall . Radiator. Views across the garden **Second Floor Landing: ** Extensive exposed beams. Radiator. **Bedroom 3: ** **4.67m (15ft 4in) x 4.5m (14ft 9in) ** With large walk in storage cupboard. Hatch to roof space. Exposed beams to sloping ceiling. **Bedroom 4: ** **4.47m (14ft 8in) x 2.84m (9ft 4in) ** With Velux roof lights. Central heating radiator. Beams to sloping ceiling. **Bathroom: ** With suite comprising panelled bath with shower above. Pedestal hand basin. Low level Wc. Beams to ceiling. Radiator. Velux roof light. **Communal Function Room: ** **9.14m (30ft 0in) x 8.53m (28ft 0in) ** Within the main house, probably the original reception hall , which is available for use by the residents of Upper Hall Estate. **Outside: ** The property is served by a private driveway and is just a short walk from Ledbury town centre via Church Lane. There is allocated car parking together with visitor's car parking spaces. The property enjoys a wonderful parkland setting. The parkland was remodelled and planted with trees imported from the New World in the mid 19th century and has been restored with new planting in the same style. To the north there are extensive walks through the adjoining woodland and open countryside. SERVICES We have been advised that mains electricity, water, gas and drainage are connected to the property. This information has not been checked with the respective service providers and all interested parties may wish to make their own enquiries with the relevant authorities. No statement relating to services or appliances should be taken to infer that such items are in satisfactory working order and intending purchasers are advised to satisfy themselves where necessary. TENURE We are advised subject to legal verification that the property is held on a 999 year lease. In order to ensure that the high standard of restoration work is maintained the hall and communal grounds are looked after by a Management Company which is jointly owned and controlled by the residents of the estate. There is an annual service charge in respect of maintenance of the garden and building the communal facilities, window cleaning and buildings insurance. The annual charge includes a contribution to a sinking fund for future repairs. VIEWING By appointment to be made through the Agent's Ledbury Office (Tel. 01531 634648). COUNCIL TAX BAND G (This information may have been obtained by telephone call only and applicants are advised to consider obtaining written confirmation). DIRECTIONS From the crossroads adjacent to the agents offices in New Street take the road towards Malvern. After approximately � mile and on the sharp bend in the road turn left along a private driveway flanked by a lodge house. Proceed along the driveway and parking for number 2 is the third parking bay on the right. **Floor Plan: ** Not to scale ## Property Photos - ![Photo](/listings/photos/38104553/683999) - ![Main Picture](/listings/photos/38104553/684003) - Main Picture - ![Photo](/listings/photos/38104553/684009) - ![Location & Descripti](/listings/photos/38104553/684016) - Location & Descripti - ![Lower Ground Floor](/listings/photos/38104553/684017) - Lower Ground Floor - ![Reception Hall](/listings/photos/38104553/684021) - Reception Hall - ![Outside](/listings/photos/38104553/684025) - Outside - ![Hallway](/listings/photos/38104553/684029) - Hallway - ![Drawing Room](/listings/photos/38104553/684033) - Drawing Room - ![Drawing Room.](/listings/photos/38104553/684039) - Drawing Room. - ![Bedroom 1](/listings/photos/38104553/684041) - Bedroom 1 - ![Bedroom 3](/listings/photos/38104553/684045) - Bedroom 3 - ![Kitchen](/listings/photos/38104553/684049) - Kitchen - ![Photo](/listings/photos/38104553/684051) - ![First Floor Landing](/listings/photos/38104553/684055) - First Floor Landing - ![Photo](/listings/photos/38104553/684068) - ![Second Floor Landing](/listings/photos/38104553/684075) - Second Floor Landing - ![Communal Function Ro](/listings/photos/38104553/684084) - Communal Function Ro - ![EPC](/listings/photos/38104553/684085) - EPC ## Floorplans - ![Floorplan 1](/listings/photos/38104553/684089) - Floorplan 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 18 WORCESTER ROAD, LEDBURY, HEREFORDSHIRE, HR8 1PL | £410,000 | 13/12/2021 | Semi-detached | **Area average:** £410,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £291,653 (13 Semi-detached, HR8, 2024–2026) - **Deviation:** +69.7% ## Rental Range *ONS Price Index of Private Rents (Herefordshire, County of). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £728/mo - **Realistic:** £809/mo - **Optimistic:** £890/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Herefordshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Semi-Detached House, The Mews, HR8 | £1,695/mo | 4 | 0.42 miles | OpenRent | **Average rent: £1,695/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £211,875 - **Target investor price (1%):** £169,500 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,695/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.3× - **Monthly cashflow:** £-449/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.8% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 24.8% - **10y growth:** 38.6% ## House Price Index (HM Land Registry) *Official index for Herefordshire; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.4% - **5y growth (index):** 19.2% - **10y growth (index):** 42.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)