Rhosygarth, Llanilar

PICTURESQUE SMALLHOLDING IN RURAL WALES - comprising a beautiful traditional welsh farmhouse and around 2.5 acres of rich pasture set in the heart of Ceredigion, 7 miles from the vibrant coastal town of Aberystwyth. The house itself offers excellent living space centred around a welcoming open plan dining / living room featuring exposed stone face wall and open fireplace with solid fuel stove. There is a spacious kitchen and separate sitting room, boasting exposed floor boards and stone fireplace with stove, whilst upstairs there are four bedrooms and bathroom. A courtyard to the side provides ample parking, whilst the land extends to over two acres of quality grazing, plus a glorious panorama across the surrounding farmland.
The with the surrounding countryside providing endless opportunities for walking, riding, and outdoor pursuits.
Externally, the property benefits from ample outdoor space and a sense of privacy that is increasingly hard to find. The land extends to around 2.5 acres, making it ideal for small-scale farming, equestrian use, or simply enjoying as private grounds. The gently sloping pasture and established garden areas offer excellent potential for further landscaping, horticulture, or keeping livestock.

Recent Improvements
New log burners-New boiler-Floorboards replaced throughout-Floor insulation to living room-Internal wall insulation-Land drain to rear of property-New septic tank-Re wire


Situation and location
The property is situated just off the Llanilar/Tregaron Road A485. Some 1.5 Miles south of Llanilar, turn right off this road at a T junction and the smallholding is located at the end of the council road which leads to the old ruined Rhostie Church.
The commuter village of Llanilar lies has Primary School, Public House and Doctors Surgery and lies some 6 miles distance of the University town and seaside resort of Aberystwyth, which offers excellent social, educational and shopping facilities with public transport to all parts. The Ystwyth Valley is renowned for its natural beauty and the Millennium cycle path provides access along the old railway line which leads between Aberystwyth and Tregaron with a meeting junction point at Llanilar Old Station Yard.


Construction
The Farmhouse dating to the 1890`s is detached and built of traditional stone wall construction rendered externally under a hipped slated roof and has been refurbished in the last 5 years. There are far reaching countryside view from the front.
It has been rewired.


Accommodation Comprises
The property is entered via timber door with glazed panels and fan light over to

Entrance Hall
Wall mounted RCD and consumer unit. Door leading to:-

Sitting Room - 11'9" (3.58m) x 10'10" (3.3m)
Double glazed windows to front and side elevations. Exposed timber floor. Feature stone fireplace featuring multi-fuel stove on raised slate hearth. Panelled radiator. Power points. TV point

Living / Dining Room - 19'1" (5.82m) x 16'1" (4.9m) Max
Double glazed window to front elevationWith tiled fireplace in Inglenook recess, panelled radiator, Cupboard built-in double shelved cupboard with other under.


Kitchen/Breakfast Room - 27'6" (8.38m) x 7'9" (2.36m)
Double glazed windows with exposed timber sills to rear and side elevations. Range of Shaker-style kitchen units in cream with fitted work top over. `Belling` Range master cooker. Single bowl, single drainer, stainless steel sink unit. Plumbing and space for washing machine. Ceiling track lights, Quarry tiled floor. Panelled radiator, Under stairs Storage Cupboard,
Door to:


Side Porch/Cloaks
Quarry tiled floor. PVCu door to front elevation. Window to side elevation

FIRST FLOOR
Stairs rise and turn to split first floor

Rear Landing
Doors to:

Bedroom Four - 6'4" (1.93m) x 14'1" (4.29m)
Double Glazed window to side elevation. Vaulted ceiling. Power points. Panelled radiator.

Bathroom - 12'11" (3.94m) x 7'6" (2.29m)
Opaque double glazed window to side elevation. Suite comprising panelled bath with shower over, pedestal wash hand basin and `eco` flush wc, Airing cupboard with new immersion cylinder for hot water. Double panelled radiator


Main Landing
Timber balustrade. Access to attic: Doors off to:-

Main Bedroom - 18'0" (5.49m) x 10'0" (3.05m)
Double glazed window to front elevation providing far reaching views of open countryside. Power points. Double panelled radiator. Exposed wood floor.

Bedroom Three - 7'6" (2.29m) x 12'3" (3.73m)
Double glazed window to front elevation with views of surrounding countryside. Power points. Panelled radiator

Bedroom Two - 16'0" (4.88m) x 8'10" (2.69m)
Double glazed window to front elevation, again offering a pleasant rural panorama. Power points. Panelled radiator. Exposed wood floor. built in storage closets

OUTSIDE
Courtyard to side providing ample parking, Enclosed front garden, laid mainly to lawn with wall and fencing to perimeters. Rear garden is again laid mainly to lawn. As previously noted there has been significant work to the rear with the addition of new land drainage

Land
Extending to approximately 2.5 acres consisting of one main paddock plus adjoining holding pen

Old Railway Carriage
Used for storage

Services
Main Electricity and Water, Private Drainage.

Important Information
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

Anti 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.

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.