Goginan, Ystumtuen

A 6 acre holding nestled within the unspoilt uplands of Ceredigion, enjoying an elevated position with far-reaching panorama across rolling hills and open countryside an ever-changing backdrop of misty mornings, golden sunsets and wide Welsh skies. Inside, the extended 4 bedroomed home, rich in rustic character offering a homely atmosphere with traditional features, generous living spaces including 4 receptions with a feature 30 ft conservatory - a layout well-suited to family life or rural retreat living. Adding both lifestyle flexibility and income potential, a refurbished self-contained holiday let caravan sits discreetly within the grounds ideal for visiting guests or as a ready-made rural retreat business. The land provides mix of 4. 5 acres of pasture, over 3 fields and natural landscape, perfect for smallholding use, hobby farming, or simply enjoying your peace and privacy. A tandem garage provides ample space for vehicles, storage, or workshop use, while the old stables offer potential for small livestock, workpace or handy storage. Approximately two miles from the A44 and 12 miles from the vibrant University Town and Seaside Resort of Aberystwyth.

Situation
The residence is set in picturesque elevated rural surrounds above the Rheidol Valley overlooking the valley across to uplands and enjoying views of unspoilt countryside in the Cambrian mountains. The area is renowned for red kites which are fed at the Nantyarian Visitor Centre nearby. The village of Ponterwyd with Public House and Filling Station/general stores is within 2 miles east. The University Town and Seaside Resort of Aberystwyth lies some 12 miles distance west and provides excellent social, educational and shopping facilities with public transport to all parts.

Directions
The property can be found from Aberystwyth by taking the A44 trunk road. Proceed through Cwmbrwyno and after passing Nant-yr-Arian Centre and Red Kite cafe take the next right signposted Ystumtuen. Proceed uphill then through the village. Keep going straight and the property is approx 0.75 miles from the village as you start to descend on your right hand side. There are alternative less direct routes available from other directions. Please note there is a neighbouring property below the property.

Construction
The original cottage has been extensively renovated, built of solid stone walls and rendered elevation and has a wrap around extension to the rear. The main roof is pitched and laid with tiles. Windows are double glazed of wood grain effect. The well presented accommodation includes beams, exposed floorboards, glazed panelled and latched doors giving a rustic homely ambiance.

GROUND FLOOR
Porch with slate flag foor

Accommodation
This modernised and extended property, has been lovingly presented by the owner.

Deep Hall
Beams, exposed floorboards, Central stairs to First Floor. Doors to

Shower Room
fully tiled with Shower cubicle and shower unit.

Toilet - 6'2" (1.88m) x 5'7" (1.7m)
with sink and low flush w.c. Downlights. Laminated floor.

Utility - 18'10" (5.74m) x 6'10" (2.08m)
with wall units and base units under worktop over. Plumbing for washing machine. Worcester Boiler. Consumer board Side door to outside.

Rustic Kitchen - 14'7" (4.45m) x 14'7" (4.45m)
a lovely light infused room, well equipped Farmhouse Pine Fitted Kitchen range with wall, base, bottle rack and drawer cupboards, to three walls incorporating work tops and blue tiled surround, Built electric Ooven with grill plus a Miele microwave, Diplomat ceramic hob, double sink unit (H&C) with mixer tap, plumbing for dishwasher, appliance spaces, panelled radiator, exposed floorboards. Window to front and side.

Lounge - 21'7" (6.58m) x 12'7" (3.84m)
With feature brick fireplace with housing Woodward multi fuel stove fire with back boiler sitting on heath. Dual aspect with valley view afforded by two windows to front with bench seats, two panelled radiator, Ornamental mock fireplace to other end with timber surround.



Snug - 11'4" (3.45m) x 6'8" (2.03m)
with beans window to side. Used as cinema room.

Feature Side Conservatory to Patio - 30'1" (9.17m) x 12'7" (3.84m)
Providing a fantastic vantage point for the stunning valley panorama. Upvc construction with front bay window. Two ceiling Lights. Large Dining Table, which is a slate bed snooker table. Double french door to Side. Patio area with pergola. Patio door to:

Gym - 16'5" (5m) x 9'10" (3m)
a multi purpose room with beams and and exposed floorboards. Downlights. Door to:

Shower Room - 12'1" (3.68m) x 6'9" (2.06m)
with luxury curved shower with body jets. Pine panelled walls and large vanity Unit. Chrome heated towel rail. Downlights. Door to

Sauna - 6'0" (1.83m) x 5'10" (1.78m)

FIRST FLOOR
Approached by Turned staircase to Wide Landing

Airing Cupboard
with immersion.

End Bedroom 3 - 13'9" (4.19m) x 12'4" (3.76m)
With window to side with aspect, panelled radiator, mirror fronted wardrobe, exposed floorboards, sloping ceilings.

Bedroom 2 - 14'9" (4.5m) x 9'11" (3.02m)
With window to front with incredible valley views, Triple Wardrobe, downlights, panelled radiator.

Main Bedroom - 14'1" (4.29m) x 10'1" (3.07m)
With window to front with incredible valley views, Triple Wardrobe, downlights, panelled radiator.

Bedroom 4 - 10'5" (3.18m) x 8'3" (2.51m)
With window to side with aspect, panelled radiator. Eaves storage. Stairs access to:

Attic overall main house
Attic overall the whole house, a very useful storage area, with 2 water tanks and 2 strip lights.

Bathroom
Fully tiled with modern suite comprising of corner Bath (H&C) with hand attachment and Mira shower unit, pedestal wash hand basins (H&C), low flush W.C., bidet, white heated towel rail, white tiled floor, rear window.

Outside
The house, garden and outbuildings sit in just approx 1.5 acre grounds with seperate Parking area across lane for 3 vehicles.
Terraced front garden with central steps down and a variety of shrubs, rockery and herbaceous border. 2 ponds, lawns, sun patio laid to gravel.
Path surrounding house with immediate lawned grounds. PVC Oil tank.
Gated vehicular entrance driveway leading to front as well as:

Detached Tandem Garage with large Sun deck over - 30'0" (9.14m) x 12'5" (3.78m)
With up and over door, level roof, concrete floor and window and door to side. Amazing Sun Decked Balcony overall.

Timber Cladded Mobile Home with stunning views - 28'0" (8.53m) x 9'8" (2.95m)
positioned in a fantastic vantage point. Newly refurbished with porch area comprising Open plan Lounge/Kitchen with laminated floor and grey Ikea modernKitchen, Bedroom and Bathoom with Sitbath and shower. Box profile roof over the whole.

Timber Framed Old Workshop with adjoining stables - 16'10" (5.13m) x 30'0" (9.14m)
Of timber construction with corrugated iron and asbestos roof, power and light. 3 x Adjoining Old stables: 11`4 x 10, 11` x 10`8, 16`2 x 162

LAND
Behind the homestead the landscape gently slopes up to 3 paddocks in tandem divided extends to approximately 4.5 Acres or thereabouts all enclosed with a perimeter fence, forming grazing areas. The views up here are to die for.


Services:
Mains Electricity. Private Water from spring fed water with UV filter and Private Drainage with Septic Tank. Oil Fired Central Heating System, with external Worcester boiler .

Council Tax Band E

Money Laundering Regulations
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill.

Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER

Council Tax
Ceredigion County Council, Band E

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.