BRIEF DESCRIPTION  A traditionally built stone family residence under a slate roof with a later extension offering comfortable accommodation throughout.  The dwelling has been completely refurbished of late to offer uPVC double glazing & oil-fired central heating.  Access from the road is via a walled & gated entrance to the front door with a further double gated entrance to one side giving access to the garage.  Viewing is highly recommended. 

LOCATION & AMENITIES  Arwynfa is situated in the Teifi Valley village of Saron, which provides a local primary school, sub post office, public house, garage/groceries shop & is on the local bus route.  The property lies approximately 3 miles away from Llandysul and five miles from the thriving market town of Newcastle Emlyn, both of which provide a full range of facilities and amenities, including shops, banks, post office, places of worship, leisure centre, public houses and schools.  Saron also lies some 14 miles north of the administrative, county and market town of Carmarthen.  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 may be included in the asking price.  We strongly advise that the prospective purchaser validate all information before any legal binding contract be signed. 

ACCOMMODATION  The accommodation (with approximate measurements) comprises:

ENTRANCE  Via uPVC half glazed front door through to hallway. 

HALLWAY  Stairway accessing the 1st floor.  Thermostatically controlled radiator.  Panelled door through to sitting room. 

SITTING ROOM  13’ 7” x 11’ 7”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Telephone point.  Television point.  Panelled door through to kitchen. 

KITCHEN  15’ 5” x 9’ 4”.  Window overlooking the rear of the dwelling.  Range of wall & base units with stainless steel sink unit.  Tiled splashbacks.  Cooker point.  Plumbing for washing machine.  Housing for the oil-fired boiler serving the domestic hot water & central heating.  Thermostatically controlled radiator.  Ceramic tiled floor.  Door to rear hall. 

REAR HALL  uPVC double glazed door accessing the rear exterior.  Thermostatically controlled radiator.  Ceramic tiled floor.  Door through to bedroom 1.

BEDROOM 1  12’ 5” x 11’ 10”.  Window overlooking the rear of the dwelling.  Thermostatically controlled radiator.  Trap door accessing the loft area.  Door through to en suite wet room. 

EN SUITE  9’ 1” x 6’ 3”.  Window overlooking the rear.  Partly tiled walls.  Non-slip tiled floor.  WC, shower cubicle & wash hand basin.  Radiator.  Tiled splashback.  Extractor fan. 

1ST FLOOR LANDING  Via carpeted staircase.  Doors accessing further bedrooms & family bathroom. 

BEDROOM 2  10’ 4” x 10’ 1”.  Window overlooking the rear of the dwelling.  Thermostatically controlled radiator.  Built in cupboard. 

BEDROOM 3  14’ 4” x 9’ 7”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator. 

BEDROOM 4  10’ 4” x 7’ 5” max.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.

BATHROOM  7’ 7” x 6’.  Window overlooking the rear of the dwelling.  Three-piece suite incorporating bath, WC & wash hand basin with tiled splashbacks.  Extractor fan.  Radiator. 

EXTERIOR  A double gated entrance to one side leads onto a Presscrete forecourt leading onto the garage.  Beyond the garage there are lawns, a greenhouse, a paved seating area & exterior lighting. 

GARAGE  Up & over entrance door.  Side window.  

SERVICES  Main Electricity, Water & Drainage. 

VIEWING  By appointment, via sole agents Philip Ling Estates.