Brown Hill, Pencader, Llanfihangel-Ar-Arth SA39 9LB Offers in the region of 465,000

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1 Brown Hill, Pencader, Llanfihangel-Ar-Arth SA39 9LB Offers in the region of 465,000 Superb Country Property Set In 4.5 Acres Approx Offering A Great Lifestyle Opportunity With Further Potential Versatile Accommodation With Viewing Highly Recommended, EER39

2 NWT/WJ/48442/ DESCRIPTION A 4.5 acre residential smallholding offering a great lifestyle opportunity. The property is superbly presented both internally and externally. Offering 2 bedroom accommodation that could easily be changed to have an annex and further bedrooms if required with the property retaining much of its character and charm with farmhouse kitchen and conservatory overlooking its own grounds. The property has an elevated position with some superb rural views. The land is level in one block surrounding the property and having some superb grounds which includes ample parking area, barbecue area and decked patio overlooking a water feature, polytunnel and raised beds to grow your own vegetables, also young fruit trees giving ample supply of currants etc. The land is level mature pasture divided into conveniently sized paddocks suitable for grazing, equestrian, sheep, cattle or similar. A superb all round property, anybody wishing to be self sufficient would be happy at this location with viewing highly recommended. SITUATION Situated approximately 0.5 mile from the rural village of Llanfihangel-Ar-Arth in a picturesque location in the Teifi Valley, the river well known for its salmon fishing. Being 3 miles approximately from the town of Llandysul which is situated on the Ceredigion/Carmarthenshire county boundary and being 12 miles approximately from the county and market town of Carmarthen which offers lovely shopping facilities with national retailers, junior and secondary schools, bus and rail station and M4 dual carriageway connection is available. The village of Pencader is 2.5 miles approximately which has junior school and shop etc. RECEPTION ROOM 13'7 x 10'7 (4.14m x 3.23m) Entered via side entrance door, exposed ceiling timbers, window to side, 2 built-in storage cupboards, opening through to sitting room, door to; KITCHEN/BREAKFAST ROOM 28'3 x 10'3 (8.61m x 3.12m) Fitted with a range of farmhouse style base units with granite worktops over and matching wall units, Belfast sink with mixer tap, oil fired Rayburn servicing the domestic hot water and central heating system, cooker control point and space for cooker alongside and extractor fan over, fitted dishwasher, fridge and freezer, larder cupboard, space for microwave/grill, tiled floor, built-in storage cupboards, loft storage space, ample space for dining table, vaulted ceiling with exposed A frames and purlins, 3 windows to side aspect, 2 Velux roof lights to rear, full length glazed external door with window to side leading out to the rear courtyard and garden, part glazed double doors to; CONSERVATORY 17'0 x 11'9 (5.18m x 3.58m) Windows to sides, glazed, door to side aspect, vaulted ceiling with fitted blinds, connecting door to adjoining barn, dwarf walls. SITTING ROOM 13'1 x 12'5 (3.99m x 3.78m) Exposed ceiling beams, part exposed stone wall, fireplace housing multi fuel stove with back boiler on slate hearth with beam over, built-in heated storage cupboard to one side and display niche to other side suitable for TV etc, recess with fitted book shelves, door to lounge/dining room, opening to; SUN ROOM 9'9 x 7'8 (2.97m x 2.34m) Access to utility room and to shower room, windows to side, glazed external door to rear courtyard and gardens, tiled floor, opening to; UTILITY ROOM 12'11' x 7'10 (3.94m x 2.39m) Range of base units with worktops over and matching wall units, 1½ bowl ceramic sink unit with swan neck mixer tap and single drainer, tiled splashbacks, larder units, 2 glass fronted display cabinets, plumbing and space for washing machine, space for tumble dryer, ample space for upright fridge/ freezer, window to side aspect overlooking the side garden area, door to; SHOWER ROOM 8'1 x 6'1 (2.46m x 1.85m) Vanity wash hand basin with storage cupboard below, WC, shower cubicle, tiled walls, extractor fan, wall mounted electric heater, tiled floor, partially divided with glass/brick dividing wall creating an area for tumble dryer, opaque window to side. LOUNGE/DINING ROOM 24'2 x 13'0 (7.37m x 3.96m) Exposed ceiling timbers, 3 windows to front aspect, fireplace to both ends of the room both with feature exposed stonework around and slate hearth, one fireplace housing cast iron multi fuel stove with beam over and display recess to one side, the other fireplace not currently open, central staircase leading up to the landing, rear staircase leading to; BEDROOM 1 13'8 x 12'8 (4.17m x 3.86m) Vaulted ceiling with exposed A frames, range of built-in wardrobes, window to side overlooking its own grounds and beyond. FRONT LANDING Built-in airing cupboard, window to front, access to loft, part exposed A frames, doors to; BEDROOM 2 13'2 x 10'6 (4.01m x 3.20m) Part exposed A frame, window to front aspect with far reaching views. FAMILY BATHROOM 13'1 x 7'10 (3.99m x 2.39m) White suite comprising bath with shower attachment, vanity unit with inset wash hand basin and cupboard below, bidet, WC, shower enclosure, part exposed A frames, ceiling downlights with fitted spotlights, localised wall tiles, tiled walls, window to front. EXTERNALLY Adjoining BARN which incorporates a MUSIC/HOBBY ROOM - 18'7 x 9'6, FARM SHOP KITCHEN - 18'10' x 6'7, GARAGE - 17'8 x 9'10/12'10 with UTILITY AREA - 7'4 x 5', WC, DOG KENNEL and 2 LARGE ROOMS to the upper floor. The LOBBY AREA from the conservatory, a small passageway connects through to the lobby area in the barn with tiled floor, staircase to upper rooms and opening leading through to the farm shop kitchen with a range of wall and base units with worktops over, stainless steel sink unit with mixer tap, stainless steel drainer, plumbing and space for dishwasher, tiled floor, double doors to the garage/store shed, doors to music/hobby room. The music/hobby room is presently used as a music room, ideal for a variety of purposes or work room, 2 windows to side aspect. The garage has double doors to side elevation, power and lighting connected, door to separate WC, access to the utility area alongside with base cupboard with stainless

3 steel sink unit and mixer tap, localised wall tiles, from this area double doors lead out to the courtyard and gardens, door access to the dog kennel. Upper rooms are accessed via steps from the lobby lead to double doors opening into the 2 upper floors and suitable for a variety of uses such as office, crafts/hobby room, workroom, playroom etc. LEISURE ROOM 1-19' x 15' with 6'1 max headroom and restricted headroom to side, window to end elevation with far reaching views. LEISURE ROOM 2-19' x 15' with 6'1 max headroom with restricted headroom to side, window to end elevation with views. Gated entrance off the B4336, having a wide 5 bar gated entrance into a large gravelled parking and turning area. The gravelled driveway continues on to the side, rear and second side of the property and offering more parking and turning areas. Further OUTBUILDINGS include GARDEN STORE and LOG STORE/ WORKSHOP - 22'8 x 17'6, 2 bay open fronted log store with workshop of timber construction and concrete base and concrete apron. Adjoining OUTHOUSE - 18' x 11'6, TIMBER OUTHOUSE providing further storage with concrete base and concrete apron. Adjoining LOG STORE - 11'10 x 6' with open fronted timber log store with concrete base and concrete apron. 2 POLYTUNNELS 2 x 40ft, interconnecting polytunnels in the rear of the grounds with purpose built raised beds. The gardens and land amount to 4.75 acres approximately which include former extensively landscaped gardens and grounds incorporating a wide variety of specimen shrubs, lawns and pathways and productive vegetable and fruit growing areas. Large play area with TREEHOUSE and SWING, SECRET GARDEN enclosed by an attractive fence and hedging with pond, patio and decked area and barbecue area to side. There are 3 flat interconnecting enclosed pasture paddocks which we are informed have not been subject to any form of chemical spraying or granular fertiliser during the last few years. These paddocks are eminently suitable for livestock/ horses. The home paddock in which there is a SINGLE TIMBER STABLE has been additionally secured for chickens/small livestock and being bound by post and rail fencing, stock fencing and natural hedging. Gated access leads to the other 2 paddocks which also has gated vehicle access to the council road. The fields may be suitable as a camping site for tents and caravans subject to the necessary planning consents. SERVICES We are advised that mains water and electricity are connected to the property. Private well water supply which already supplies the gardens and fields. Private septic tank drainage system. Oil fired central heating system which is also backed up by a solar panel for supplementary domestic water heating. We are also informed that there is a telephone connection and broadband available subject to the usual connection charges. VIEWING By appointment with the selling Agents on or e- mail carmarthen@johnfrancis.co.uk OUR OFFICE HOURS Monday to Friday 9:00am to 5:30pm Saturday 9:00am to 4:00pm TENURE We are advised that the property is Freehold GENERAL NOTE Please note that all floor plans, room dimensions and areas quoted in these details are approximations and are not to be relied upon. Any appliances and services listed on these details have not been tested. DIRECTIONS From Carmarthen take the A484 north signposted for Lampeter and travel through the villages of Peniel, Rhydargaeau, Pontarsais and Alltwalis. Continue on to the top of the hill and at the brow by Windy Corner garage take the left hand turning signposted for Pencader onto the B4459. Continue on this road through the village of Pencader and on to Llanfihangel Ar Arth and at the square take the left hand turning. Continue along for approximately 800 yds whereby the property will be located on the left hand side.

4 Brown Hill, Pencader, Llanfihangel-Ar-Arth SA39 9LB

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