BRIEF DESCRIPTION  An impressive family residence, traditionally built under a tiled roof.  Access from the road is via a walled boundary leading onto the tarmacadam driveway & forecourt with ample room for parking & turning.  The dwelling itself offers uPVC double glazed windows allowing for easy maintenance.  All the fitted carpets & curtains are included in the asking price.  The viewing of this delightful family residence is highly recommended. 

LOCATION & AMENITIES  Situated within the picturesque village of Cenarth.  This unique village offers a wealth of natural beauty including the famous falls where salmon can be seen leaping & coracles being used by anglers during each season.  The village has many local attractions: The 17th. Century flourmill with working waterwheel & the world’s largest collection of coracles are kept at the National Coracle Centre just on the edge of the 200-year-old bridge.  Facilities & amenities within this pretty village include: village shop & post office, two public houses, each offering bar meals, primary school & a place of worship.  The market town of Newcastle Emlyn lies just 3 miles away & offers a larger & varied range of amenities.  No directions are given in this portfolio as viewers are accompanied. 

MEASUREMENTS, CAPACITIES & APPLIANCES  The measurements in this brochure are for rough guidance only; accurate measurements have not been taken.  Any appliances, which are included in the asking price, have not been formally verified by Philip Ling Estates.  Therefore, it is advised that the prospective client prior to purchase validate such information.

ACCOMMODATION  The accommodation (with approximate measurements) comprises:

ENTRANCE  Via large open porch with ceramic tiled floor, giving access to the half glazed, panelled front door with leaded light side window through to entrance hall. 

HALLWAY  Staircase accessing the 1st floor.  Tongue & groove panelled ceiling.  Doors accessing the accommodation on the ground floor.  Telephone point.  Thermostatically controlled radiator.  Window to the front allowing the flood of natural light. 

LOUNGE  16’ 1” x 13’ 11” inc. bay.  Patio doors overlooking the front of the dwelling.  Inglenook style fireplace inset with a log burner with back boiler serving some of the domestic hot water.  Feature lit arches within the inglenook.  Television point.  Telephone point.  Dado rail.  Artexed & coved ceiling with central pendant & wall lights. 

DINING ROOM  16’ 11” x 12’ 1” into the bay.  Bay window overlooking the side of the dwelling with a further window overlooking the rear.  Fireplace (for decoration only).  Artexed & coved ceiling with central pendant light.  Wall lights.  Thermostatically controlled radiator.  

KITCHEN  14’ 9” x 11’ 1”.  Quality range of wall & base units with built in electric cooker & gas hob with extractor fan & light above.  Asterite sink unit with monobloc style tap.  Plumbing for dishwasher.  Tiled splashbacks.  Television point.  Tongue & groove panelled ceiling.  Ceramic tiled floor.  Beamed opening through to conservatory.  Tongue & groove door through to utility room. 

CONSERVATORY  12’ 7” x 8’ 3”.  uPVC construction under a polycarbonate hipped roof.  Door accessing rear decked area offering fine rural views.  Two thermostatically controlled radiators.  Ceramic tiled floor. 

UTILITY ROOM  13’ x 9’ 10”.  Window overlooking the rear of the dwelling with an arched, stable style door accessing the rear exterior.  Ceramic tiled floor.  Belfast sink with storage cupboard beneath.  Range of wall & base units.  Housing for the oil-fired boiler serving the domestic hot water & central heating.  Plumbing for washing machine.  Outlet for tumble drier.  Artexed & coved ceiling.  

SHOWER ROOM  7’ 7” x 5’ 9”.  Window overlooking the rear of the dwelling.  Shower cubicle fitted with an electrically powered shower unit, WC & wash hand basin.  Thermostatically controlled radiator.  Tiled walls.  Shelving.  Heated towel rail.  Artexed & coved ceiling. 

1ST FLOOR  Via staircase from the hall leading onto the landing. 

LANDING  Feature beamed ceiling.  Doors accessing bedrooms & bathroom.

BEDROOM 1  12’ 5” x 12’ 1”.  Window overlooking the side of the dwelling.  Thermostatically controlled radiator.  Vanity unit.  Artexed & coved ceiling. 

MASTER BEDROOM  13’ 1” x 13’ 6”.  Patio doors accessing the balcony to the front of the dwelling & offering fine views.  Thermostatically controlled radiator.   Television point.  Vanity unit set into a wash stand.  Central pendant & wall lights. 

BEDROOM 3  12’ x 10’ 8”.  Window overlooking the side of the dwelling offering fine rural views.  Television point.  Thermostatically controlled radiator.  Artexed & coved ceiling. 

BEDROOM 4  8’ 5” x 7’ 11”.  Window overlooking the rear of the dwelling.  Thermostatically controlled radiator.  Artexed & coved ceiling with trap door accessing the loft area. 

BATHROOM  9’ 8” x 7’ 8”.  Window overlooking the rear of the dwelling.  Corner bath with shower attachment to the bath taps, WC & wash hand basin.  Tiled splashbacks.  Built in airing cupboard housing the lagged water tank with immersion heater & shelving.  Artexed & coved ceiling.  Thermostatically controlled radiator.  

EXTERIOR  To the front of the dwelling there is a tarmacadam driveway leading onto the side of the dwelling with ample room for parking.  There is a paved patio with steps leading down to the front lawn.  To the rear of the dwelling, there is a double garage and island for turning purposes. 

GARAGE  23’ x 14’ 8”.  Block built under a pitched roof.  Exterior lighting.  Up & over entrance door.  Side courtesy door.  Side window with open ended store to the side.

EXTERIOR WC  WC & wash hand basin.  Power & lighting. 

EXTERIOR STORE  Power & lighting.

SERVICES  Mains Electricity, Water & Drainage.  LPG gas point.

VIEWING   By appointment, via sole agents Philip Ling Estates.