John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

Trebrysg,Tregaron SY25 6LH

Offers in the region of £315,000• ** SUPERBLY POSITIONED COUNTRY PROPERTY &

STUNNING VIEWS **• Set In Approx 3 Acres Of Land• Detached 3 Bed Family House• Extensive Grounds & Parking

www.johnfrancis.co.uk

EJ/DT/063567/100419DESCRIPTIONDESCRIPTIONDESCRIPTIONDESCRIPTION** PRICE REDUCED TOSELL**** APPROX 3 ACRECOUNTRY PROPERTYHAVING A SUPERBRURAL LOCATION WITHDELIGHTFUL FARREACHING VIEWS - NOCHAIN **A nicely positioned countryholding having a lovelyrural location enjoying totalprivacy yet being easilyaccessible to amenitiesbeing only 1.7 miles fromthe small market town ofTregaron. Comprises aspacious detached familysized 3 bedroomedresidence in need of somemodernisation works withlarge conservatory.Outside there areextensive grounds andgardens including 2courtyard derelictoutbuildings withconversion potential (stc).The larger towns ofLampeter and Aberystwythare 12 and 16 milesrespectively.

ACCOMMODATIONACCOMMODATIONACCOMMODATIONACCOMMODATIONThe property, whichoccupies a delightful rurallocation having anelevated position takingadvantage of the superbfar reaching views to thefront across opencountryside and towardsCors Caron nature reserveand the Cambrianmountains. The propertycomprises of detachedfamily residence oftraditional constructionlying under a slated roof,benefitting from doubleglazed windows andelectric night storageheaters. The property doesrequire some

modernisation works andthe accommodationprovides as follows:

ENTRANCE PORCHENTRANCE PORCHENTRANCE PORCHENTRANCE PORCHDouble glazed frontentrance door to:

ENTRANCE HALLENTRANCE HALLENTRANCE HALLENTRANCE HALLWith doors to:KITCHEN/DINERKITCHEN/DINERKITCHEN/DINERKITCHEN/DINER17' x 10'7 (5.18m x 3.23m)With a range of fitted baseand wall units with worktop surfaces over, 1½ bowlsingle drainer sink unit,double aspect windowswith lovely views to front,fitted electric cooker withceramic four ring electrichob, built in dishwasher,electric night storageheater, walk in pantrycupboard, door to:

UTILITY ROOMUTILITY ROOMUTILITY ROOMUTILITY ROOM15'2 x 4'11 (4.62m x1.50m)With fitted base and wallunits with work topsurfaces over, plumbingand space for washingmachine, electric nightstorage heater, rearexterior door, window torear, door to:

SEPARATE W.C.SEPARATE W.C.SEPARATE W.C.SEPARATE W.C.5'11 X 5'1 (1.80m X1.55m)With low level flush WC,wash hand basin.

STUDYSTUDYSTUDYSTUDY13'7 x 4'11 (4.14m x1.50m)Two windows to rear.

OPEN PLAN LIVINGOPEN PLAN LIVINGOPEN PLAN LIVINGOPEN PLAN LIVINGROOMROOMROOMROOM26'4 x 18'3 (overall) (8.03mx 5.56m (overall))A most spacious roomcurrently divided into twoareas, double aspectwindows with lovely viewsto the front, access to firstfloor, two electric night

storage heaters, tiledfireplace with raised tiledhearth incorporating woodburning stove, built inunder stairs storagecupboard.

CONSERVATORYCONSERVATORYCONSERVATORYCONSERVATORY15'1 x 11'10 (4.60m x3.61m)Double glazed windowswith views towards thegarden.FIRST FLOOR LANDINGFIRST FLOOR LANDINGFIRST FLOOR LANDINGFIRST FLOOR LANDINGElectric night storageheater, access to loftspace, doors to:

BEDROOM 1BEDROOM 1BEDROOM 1BEDROOM 111'2 x 9'10 (3.40m x3.00m)Window to side, built inwardrobe.

BEDROOM 2BEDROOM 2BEDROOM 2BEDROOM 211'2 x 8'11 (3.40m x2.72m)Window to side, built inwardrobe.

BEDROOM 3BEDROOM 3BEDROOM 3BEDROOM 311'4 x 6' (3.45m x 1.83m)Window to front with lovelyviews, built in wardrobe.

BATHROOMBATHROOMBATHROOMBATHROOM11' x 7'11 (3.35m x 2.41m)Suite comprising of bath,low level flush WC,pedestal wash hand basin,tiled shower cubicle, partlytiled walls, window to rear,door to:

UNDER EAVESUNDER EAVESUNDER EAVESUNDER EAVESSTORAGE AREASTORAGE AREASTORAGE AREASTORAGE AREA16'11 x 4'11 (5.16m x1.50m)Useful storage area,housing the hot water tank.

EXTERNALLYEXTERNALLYEXTERNALLYEXTERNALLYThe property is set withinit's own extensive groundsand gardens and isapproached by atarmacadam based councilroadway leading to

John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

spacious yard areaproviding ample carparking/turning space. Themain garden areas lie toboth sides of the propertyin need of landscapingworks, and is currently laidto grassed areas withattractive orchard havingyoung plantation. Furtherland is included to the rearof the residence laid toscrubland/rough grazingand improvable land beingideal for some livestockenterprises includingpoultry.GARAGE/TRACTORGARAGE/TRACTORGARAGE/TRACTORGARAGE/TRACTORSHED. In total we areSHED. In total we areSHED. In total we areSHED. In total we areinformed by the ownersinformed by the ownersinformed by the ownersinformed by the ownersthat the land extends to 3that the land extends to 3that the land extends to 3that the land extends to 3acres (or thereabouts).acres (or thereabouts).acres (or thereabouts).acres (or thereabouts).THE OUTBUILDINGSTHE OUTBUILDINGSTHE OUTBUILDINGSTHE OUTBUILDINGSWhich are located on acourtyard setting to thefront of the residence andcomprise of TWOTWOTWOTWODERELICTDERELICTDERELICTDERELICTOUTBUILDINGSOUTBUILDINGSOUTBUILDINGSOUTBUILDINGS of stoneconstruction lying under acorrugated iron roof. Thesebuildings would ideallylend themselves forconversion to holidaycottages (subject to thenecessary planningconsents required).

SERVICESSERVICESSERVICESSERVICESTo be confirmed.VIEWINGVIEWINGVIEWINGVIEWING

By appointment with theselling Agents on 01570422 846 or e-maillampeter@johnfrancis.co.ukOUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSMonday to Friday9:00am to 5:30pmSaturday 9:00am to4:00pmTENURETENURETENURETENUREWe are advised that theproperty is FreeholdGENERAL NOTEGENERAL NOTEGENERAL NOTEGENERAL NOTEPlease note that all floorplans, room dimensionsand areas quoted in thesedetails are approximationsand are not to be reliedupon. Any appliances andservices listed on thesedetails have not beentested.

DIRECTIONSDIRECTIONSDIRECTIONSDIRECTIONSFrom Lampeter take themain A485 Tregaron roadand continue on for approx9 miles until arriving atTregaron. Turn left at themain crossroads taking themain Aberystwyth roadand carry on out for approx1.2 miles passing theT.T.S depot on your leftand proceed around thesharp left bend. Proceedup the hill for another 100yards and take the next leftleft turning at smalljunction signposted cycleroute. Proceed overanother 0.2 Mile and takeanother left turning at smalljunction. Follow this lanefor approx 0.3 mile andyou will arrive at theproperty.

www.johnfrancis.co.uk

Trebrysg, Tregaron SY25 6LH