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LOCATION AND AMENITIES    The dwelling is situated in the tranquil hamlet of Cwmcou; set in the delightful Ceri valley & just 2 miles due north of the thriving market town of Newcastle Emlyn, and some 8 miles south of Cardigan.  Newcastle Emlyn hosts a good range of local facilities, including: shops, building societies, post office, hotel, public houses, a leisure centre, indoor swimming pool, places of worship, primary & a secondary school.  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.  Philip Ling Estates have not formally verified any appliances, which are included in the asking price.  We advise that the prospective client prior to purchase validate such information.
ACCOMMODATION    With approximate measurements comprises:
ENTRANCE    Via half-glazed front door with sidelight through to the L shaped hallway. 
HALLWAY     Doors accessing the accommodation.  Thermostatically controlled radiator.  Carpeted.  Fully glazed door through the sitting room
SITTING ROOM   17’ 3” x 14’ 7” incl. chimney breast.  Window overlooking the rear garden areas.  Arch accessing the kitchen/diner.  Feature dressed stone fireplace inset with a log burner sitting on a slate hearth with timber mantle.  Television & telephone points.  Thermostatically controlled radiator.  Carpeted.  French doors through to the conservatory. 
CONSERVATORY      5’ 1” x 12’ 10”.  uPVC & block construction with double glazed windows & double doors accessing the rear garden areas.  Glazed roof. 
KITCHEN/DINER    22’ 3” x 10’ 1”.  Window overlooking the side of the dwelling.  A range of wall & base units with integrated eye-level electric oven & grill, gas hob with extractor hood with light above.  1 ½ bowl, single drainer sink unit with monobloc style tap.  Fully glazed door accessing the utility room.
UTILITY ROOM   Housing for the gas-fired boiler serving the domestic hot water & central heating.  Plumbing for washing machine.  Half glazed door with sidelight Accessing the side exterior. 
BEDROOM 1    13’ 7” x 10’ 3”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Carpeted. 
BEDROOM 2    12’ 6” x 10’ 11”.  Window overlooking the front of the dwelling.  Television point.  Built in wardrobes.  Thermostatically controlled radiator.  Carpeted. 
BEDROOM 3    12’ 11” x 10’ 3”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Built in wardrobes.  Television point.  Carpeted. 
BATHROOM   10’ x 6’ 8”.  Window overlooking the rear of the dwelling.  Four-piece suite incorporating, bath, WC, wash hand basin & a shower unit with disability friendly access.  Door accessing the linen cupboard with radiator & shelving.  Thermostatically controlled radiator.  Partly tiled walls. 
EXTERIOR    Access from the roadside is via a gravelled driveway leading onto the front of the dwelling and to the garage set to one side.  The front & side boundary is lineated with post & rail fencing.  The spacious garden areas comprise a tiered rear garden with vegetable plot, timber garden store & lawned areas sweep around the dwelling with mature trees and shrubs.
GARAGE   Attached & accessed from the driveway to the side of the dwelling.  Up & over entrance door. 
SERVICES     Mains Water & Electricity.  Private Drainage.
VIEWING   By appointment via Sole Agents Philip Ling Estates

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