Tanyfron Lane, SY23

A beautifully positioned freehold three-or potentially four-bedroom dormer residence, set within generous grounds and enjoying elevated views across Aberystwyth and towards Cardigan Bay.

Located within the sought-after residential area of Southgate, approximately one mile from Aberystwyth town centre, this appealing home offers spacious and highly versatile accommodation, ideally suited to a variety of lifestyles. The flexible layout allows for comfortable ground-floor living if required, with additional bedrooms and guest accommodation arranged on the first floor-making the property particularly attractive for families or retirees.

Occupying a generous plot, the property benefits from ample off-road car parking, an elevated decked seating area ideal for enjoying the elevated outlook, a paved patio, and extensive mainly lawned rear gardens offering space to relax or entertain.

To the side of the property is an adjoining garage with remote-control roller door, together with a useful basement store or utility area beneath part of the main dwelling, which houses the gas-fired central heating boiler.

The well-proportioned ground floor provides three reception rooms, offering excellent flexibility for living and working from home, together with a fully fitted bathroom, a spacious dining kitchen or family living kitchen, and an adjoining utility room.

To the first floor are two generous double bedrooms, both with fitted wardrobes, together with a separate cloakroom. The rear-facing accommodation enjoys particularly attractive views over Aberystwyth and Cardigan Bay, providing a wonderful sense of light and space.

Southgate adjoins the larger village of Penparcau, which provides a range of everyday amenities including a Post Office, general stores, newsagent, primary school, takeaway outlets, sports pavilion and playing fields. A regular bus service provides convenient access into Aberystwyth.

Aberystwyth is a vibrant coastal university town offering an excellent range of shopping, leisure and cultural facilities. The town is home to Aberystwyth University, the National Library of Wales, and a lively arts scene centred around the Arts Centre. The scenic promenade and beaches provide beautiful coastal walks, while the surrounding countryside offers superb opportunities for outdoor activities. The town also benefits from good transport links including rail services and main road connections.

AGENTS COMMENTS Properties offering the possibility of convenient ground-floor living in such a desirable location rarely come to the market, particularly within easy reach of Aberystwyth.

PRICE: OFFERS INVITED IN THE REGION OF £360,000

ACCOMMODATION - of approximate dimensions

RECESSED STORM PORCH Double glazed Main Entrance door with glazed side panel into:

HALLWAY
Stairs to first floor accommodation, double radiator, understairs storage cupboard and doors off to:
LOUNGE
15'2 x 14'3
Double glazed box bay window to the front and feature fireplace with Valour gas fire.

DINING ROOM 12'8 x 12'
A versatile room, suitable for several different uses, with double glazed window to front and double radiator.

SITTING ROOM
11'5 x 11'2
Double glazed patio doors leading onto the decked seating area. Double radiator.

BATHROOM
8'3 x 7'10
Modern suite comprising twin vanity units, low flush WC, P-shaped bath with mains powered shower above, chrome effect ladder style radiator, double glazed window to rear and tiled walls.

DINING KITCHEN
15'6/11'10 x 14'9
Double glazed box bay window to rear, base and wall units, 1½ Bowl and single drainer sink unit with mixer taps over, 4-ring gas hob, integral gas oven and grill, island unit, double glazed window to side and door to:

UTILITY ROOM 11'5 x 6'9
Double glazed window to side and double glazed secondary entrance door, base units, larder cupboard, double radiator, single bowl and drainer sink unit with mixer taps over and plumbing for washing machine.

FIRST FLOOR ACCOMMODATION

MAIN LANDING
'Velux' window to rear, entrance to the loft area above and doors off to:
BEDROOM ONE
15'11 x 14'11
Double glazed dormer window to rear, double radiator, vanity wash hand basin and fitted wardrobes.
BEDROOM TWO
14'11 x 11'1
Double glazed dormer window to rear, double radiator, vanity wash hand basin and fitted wardrobes.
CLOAKROOM
Low level flush WC and wash hand basin.
EXTERNALLY
To the front of the property is a car parking driveway with an additional area providing further parking and turning for several vehicles. A pathway leads to the main entrance door and along the side of the property to the rear gardens. To the side of the property is a concealed and mainly paved patio area. To the rear is an elevated timber deck adjoining the ground floor sitting room and a large mainly lawned rear garden with ornamental shrubs and trees.

ADJOINING GARAGE
15'5 x 9'
Remote control roller up and over door to front, window to side and power and lighting connected.

BASEMENT STORE/ UTILITY
15'2 x 14'10 maximum
Situated beneath part of the main dwelling and accessed by a separate door. Comprising of 'Worcester' gas fired central heating boiler, base unit incorporating a sink unit, separate WC and having power and lighting connected.

TENURE We are advised that the property is Freehold.

SERVICES
We are advised that Mains Electricity, Water, Gas and Drainage is connected to the property. Gas-Fired central heating system.
COUNCIL TAX BAND
We are advised that the property is Band F
VIEWING
Strictly by appointment with Ystadau Hiwse Estates.
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PROOF OF FUNDING
We will require evidence of funding prior to formally accepting an offer for this property (subject to contract).
MONEY LAUNDERING

Money Laundering Regulations of 2017 dictate that prospective purchasers produce acceptable forms of ID. Acceptable examples of identification include passport, recent utility bill, photographic driving licence etc.
GENERAL
All measurements are approximate and given as a guide only. Any services or appliances which are listed on these sale particulars have not been tested.
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.