Ponthirwaun, Cardigan, Ceredigion

3 bedrooms £250,000

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A family residence of timber frame construction under a tiled roof. Access from the road is via a gated entrance leading onto a gravelled driveway with ample room for off road parking & turning. The dwelling itself offers well-appointed accommodation throughout. The viewing of this rural residence is highly recommended.

LOCATION & AMENITIES The dwelling is situated in the tranquil Teifi Valley hamlet of Ponthirwaun. The thriving market town of Newcastle Emlyn lies approximately 5 miles away and hosts a good range of local facilities & amenities including shops, Banks, post office, places of worship, public houses, a leisure centre & swimming pool, primary & secondary school. No directions are given in this portfolio as viewers are accompanied.

MEASUREMENTS, CAPACITIES & APPLIANCES The information in this brochure is for rough guidance only accurate measurements etc. have not been taken. Philip Ling Estates have not formally verified any appliances, fixtures, or fittings that are included in the asking price. We strongly advise that the prospective purchaser validate all information before any legal binding contract is signed.

ACCOMMODATION The accommodation (with approximate measurements) comprises

ENTRANCE Via ramped walkway to the enclosed porch with stable style door with sidelights leading into the sitting room.

SITTING ROOM 17' 10" x 16' 1" incl. staircase. Windows overlooking the front of the dwelling. Feature fireplace inset with a wood burner sitting on a slate hearth. Staircase accessing the 1st floor. Bamboo Wood flooring. Thermostatically controlled radiators. Panelled door through to the kitchen/diner.

KITCHEN/DINER 13' 1" x 11' 11" + 9' 8" x 9' 2" L shaped. Window overlooking the front of the dwelling. Double glazed door with sidelight accessing the rear garden areas. Pleasant range of wall & base units with tiled splashbacks. Cooking range with ceramic hob, double oven & grill. Extractor hood & light above. Plumbing for dishwasher. Ceramic tiled floor. Thermostatically controlled radiators. Television point. Door through to the rear hall & through to the utility area.

UTILITY AREA 8' 9" x 5' 10". Housing for the oil-fired boiler serving the domestic hot water & central heating. Sink unit. Plumbing for washing machine. Stable door accessing the rear of the dwelling. Ceramic tiled floor. Panelled door through to the separate WC.

SEPARATE WC 5' 4" x 4' 4". Window overlooking the rear. WC & wash hand basin with mirror above. Partly tiled walls. Thermostatically controlled radiator. Ceramic tiled floor.

1ST FLOOR LANDING Doors accessing the bedrooms & bathroom.

MASTER BEDROOM 14' 8" x 10' 11". Windows overlooking the front & side of the dwelling. Built in linen cupboard with radiator & shelving. Thermostatically controlled radiator. Panelled door through to the en suite.

EN SUITE 7' 8" x 5' 9". Window overlooking the rear. Three piece suite incorporating corner shower unit, WC & wash hand basin with shaver point, mirror & light above. Heated towel rail. Extractor fan. Ceramic tiled floor. Fully tiled walls.

BEDROOM 2 13' 2" x 10' 2". Window overlooking the front of the dwelling with fine views. Thermostatically controlled radiator.

BEDROOM 3 10' 3" x 10'. Window overlooking the rear of the dwelling. Thermostatically controlled radiator.

BATHROOM 9' 2" x 5' 8". Window overlooking the rear of the dwelling. Three piece suite incorporating bath with shower head fitted to the mixer taps, WC & wash hand basin. Heated towel rail. Fully tiled walls. Extractor fan.

EXTERIOR Access from the road is via a gated entrance leading to a gravelled driveway with ample room for parking & turning. To the rear of the dwelling there is a paved seating area, a garden store, lawns, a privet hedge & gate leading onto the paddocks & a gravelled driveway leading to a small bridge over a stream with grassed areas beyond.

SERVICES Mains Electricity & Water. Private Drainage.

VIEWING By appointment, via sole agents Philip Ling Estates.

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