Price £690,000 - New Instruction


PRESENTING CRAIGFRYN and NINE OAKS FISHERY! A stunning rural property offering a gateway to a fantastic business opportunity and that much heralded change of lifestyle. Set in approximately 5.4 acres with 6 attractive lakes, Nine Oaks Fishery would be suitable for a family with a penchant for fishing, but there is also the opportunity to continue with the successful running of the two holiday lets, Snowdrop and Craigfryn. The property has the benefit of feeling very rural but is less than 2 miles from the main A487 coast road between the vibrant coastal towns of Cardigan and Aberystwyth. ONLINE VIDEO..

Situation/Location
The property enjoys a peaceful setting in the pretty hamlet of Oakford which is only a short drive from the coast with the popular harbour town of Aberaeron less than 4 miles away, New Quay 5 miles, whilst the prominent university and coastal town of Aberystwyth is only 20 miles away providing an extensive range of retail outlets, supermarkets and amenities.

Construction
Originally a stone built mill house, the main walls support a pitched laid roof with fibrous tiles. Extended with block and cavity. The main roo

MAIN RESIDENCE
The property is entered via double glazed casement PVCu door with double glazed sidelights to

Entrance Porch
Tiled floor. Door to Annexe
Opaque glazed casement door with opaque glazed sidelight to

Hallway
Double doors to Built in cloaks cupboard. Double doors to to Separate airing cupboard. Double panelled radiator.
Communicating doors off to:

Kitchen/Breakfast Room - 13'7" (4.14m) x 15'8" (4.78m)
Double glazed window to rear elevation. Range of base and eye level units in Oak with granite effect work surfaces over. One and a half bowl, single drainer, stainless steel sink with mixer tap. Space and plumbing suitable for dishwasher. Range style electric cooker having chimney style extractor canopy over. Built in Oak unit housing a large fridge/freezer and built in microwave. Tile effect vinyl flooring,
Communicating doors off to:-

Utility Room
Double glazed window to rear elevation. Base units with work surface over. Stainless steel sink unit. Plumbing and space suitable for a washing machine and tumble dryer. Shelving, cloaks hanging area. Tiled floor.

Conservatory - 26'10" (8.18m) x 7'10" (2.39m)
Tiled floor. Double glazed windows to three elevation. Double glazed casement PVCu door to courtyard

Dining Room - 13'7" (4.14m) x 13'1" (3.99m)
Double glazed window to side elevation. Double panelled radiator.
Wide arched opening into:-

Lounge - 16'4" (4.98m) x 11'9" (3.58m)
Large double glazed bay window to the front elevation. Fireplace with stone surround housing a multi fuel stove. Power points. Double Panelled radiator

Bedroom Two - 13'0" (3.96m) x 11'0" (3.35m)
Double glazed window to the front elevation. Panelled radiator. Power points

Main Bathroom
White suite comprising panelled bath with telephone shower attachment, a large vanity unit and basin to the side. LED illuminated touch sensitive wall mirror, low level W.C. Tall cabinet/storage unit. Shower enclosure. Heated towel rail/radiator. Fully tiled walls and tiled floor. Extractor fan. Double glazed window to the rear.

Bedroom One - 12'6" (3.81m) x 12'8" (3.86m)
Double glazed window to side elevations. Panelled radiator, Recessed fitted shelving.

Office - 10'0" (3.05m) x 6'0" (1.83m)
Fitted shelving. Range of power points. Telephone point

CRAIGFRYN ANNEXE
Accessed from Main entrance Porch

Lounge - 13'0" (3.96m) x 13'2" (4.01m)
Double glazed window to the front elevation. Double panelled radiator. Power points. Door to bedroom

open doorway to:-


Kitchen - 9'8" (2.95m) x 7'4" (2.24m)
Double glazed Window to the front elevation. Range of base and eye level units in pine with fitted work surface over. Single bowl. Single drainer stainless steel sink with mixer tap. Built in stainless steel double oven and grill. Four ring halogen hob with concealed extractor above. Space for a single fridge/freezer. Power points

Bedroom - 7'5" (2.26m) x 12'5" (3.78m)
Double glazed window to side elevation. Built in wardrobe. Wash hand basin with vanity unit below and fitted mirror with light over..
Folding door to

En-Suite
Fully tiled shower enclosure and low level W.C. Heated towel rail/radiator. Extractor fan

SNOWDROP ANNEXE
Access at the rear of the main house

Entrance
Fully glazed front door leads into the the kitchen.

Kitchen - 8'2" (2.49m) x 9'5" (2.87m)
Double glazed window to aide elevation. Range of white base& eye level units with work surface over incorporating a breakfast bar area. Single bowl, single drainer, stainless steel sink unit. Electric oven, grill and hob with chimney hood extractor fan over. Tiled floor.
doorway to the inner hall and door to the utility room.

Utility Room
Double glazed window to side elevation. Fitted worktop. Space for under unit appliances. Tiled floor

door to:-

Shower Room
Double glazed window to rear elevation. Suite comprising walk-in fully tiled shower enclosure with glazed screen and wash hand basin. Tiled floor. Airing cupboard.

Inner Hall
Double panelled radiator. Communicating doors off to:-

Bedroom one - 13'4" (4.06m) x 10'0" (3.05m)
Double glazed window to side elevation. Panelled radiator. Power points

Cloakroom
Double glazed window to the side elevation. Suite comprising low flush W.C and wash hand basin.

Lounge - 13'0" (3.96m) x 10'4" (3.15m)
Double glazed Patio doors leading out to courtyard. Double panelled radiator. Power points

Door to:

Bedroom Two - 9'1" (2.77m) x 13'0" (3.96m)
Double glazed window to the side elevation. Panelled radiator. Power points

OUTSIDE

Garage
Excluding internal side passageway used for storage. Up and over door. Side window.

Fishery Lodge
Located alongside the visitor parking area, the fishery lodge has a reception office, kitchenette, cloakroom plus rear garage and store area. We have been informed that planning had previously been granted to demolish the building and construct a two storey building to create a garage, café and first floor apartment but that this permission has now lapsed. NOTE subject to obtaining the appropriate consents this building would could be converted and lend itself to further holiday accommodation -

Verandah
To the front of the building a partially enclosed veranda. Communicating door to:

Reception Office

Kitchenette
Range of base units with work surface over, twin stainless steel sink. Space for a fridge.

Guest Cloakroom
W.C & wash hand basin. Side window.

Gardens and Grounds
The landscaped gardens and grounds have been developed around the lakes and provide many vantage points from which to enjoy the wildlife. The lakes provide a calm and peaceful environment to walk and sit in. For anglers there are a number of designated swims. There is a car park providing ample space for visiting anglers.

There are three static caravans within the immediate grounds providing additional holiday let income from April - September.




The Land and Lakes
There are six lakes currently stocked consisting of three trout lakes and three coarse lakes of mixed species mainly carp

The lakes have been well-maintained by the vendors and are an extremely attractive feature of the property as well as being a little haven for wildlife. The lakes have the benefit of being well screened with a mixture of hard wood and wild trees providing a sheltered and attractive fishing location.


Services
Mains water, mains electricity and mains drainage. Oil-fired central heating system throughout.

Council Tax Band B

Business Rates ?

General
An excellent opportunity of purchasing a popular commercial fishery and on-site accommodation which has been successfully run for the past 14 years. The land, together with the fishing lakes, may have potential for developing additional holiday accommodation in the form of glamping pods (subject to a planning pre-application advice).

Money Laundering
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.

Important Information
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.

Important Information
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 A

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.

Floor Plan
EER Chart

The Energy-Efficiency Rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.


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