Coedybryn, Llandysul. SA44 5LH

DESCRIPTION:
The property is a two storey detached house, erected circa 2006 of timber frame construction under a slate composite tiled roof & finished to a high standard throughout, with one room only having a timber floor, oak internal doors and all principal rooms having a TV aerial connection point. Since the current owners occupation, they have extended the dwelling by adding the Garage and Master Bedroom above. The House sits in a compact and easy manageable plot, with generous tarmac base courtyard to the fore, and semi-elevated lawn and timber decking seating area to the rear, with glorious rural outlook to the rear. We're advised that both the Central Heating boiler and oil storage tank were replaced some 3 years ago.

ACCOMMODATION is provided as follows: (all measurements are approximate. All rooms have coved ceilings).
Tiled stone effect gently sloping ramp to: Half opaque glazed with leaded insert panel Front Door into:

Hallway with ceramic tiled floor, double power point, coat hanging area, radiator, pine staircase to first floor and understairs cupboard, doors off to:

Cloakroom with ceramic tiled floor, hand wash basin set in timber panelled surround, WC, opaque window to fore, extractor fan.

Lounge/Diner/Family Room 33' x 14'7 with solid oak flooring, Bay window to fore, window to side, twin patio doors to rear aspect with side panels, marble surround fireplace with LP Gas coal effect fire set within, 3 x radiators, 7 double power points, TV aerial main connection point (but with points in all other principal rooms), telephone/internet point, folding double doors out to Hallway.


Kitchen/Breakfast/Living Room 23'2 x 16'5 with ceramic tiled floor, solid oak doors to fitted base and wall units with open fronted display area, single bowl drainer sink unit with mixer tap over, window to fore & 2 windows to rear, Breakfast Bar area, integral dishwasher, space for self standing fridge, freezer, 'Rangemaster Professional + 110' Range with 6 ring LP Gas Hob, extractor hood above and below with 2 ovens and warming compartment, radiator, brick effect splashbacks, seating/dining area to the front aspect, door off to:


Utility 6'4 x 5'8 with ceramic tiled floor, window & stable type door to rear exterior, plumbing for washing machine and fixed shelf above to hold dryer, 'Worcester' oil fired Central Heating boiler, thermostat control.

First Floor: Landing with dormer style window to fore, radiator, seating/storage area, 3 integral
spotlights, double power point, doors off to:

Study Area 12'9'x 7'2 with dormer
style window to fore, under eaves
cupboard housing immersion heater, radiator, double power point (alternate use as Dressing Room for the Master Bedroom), door off to:

Master Bedroom 15'2 x 12'7 with window to fore, radiator, 4 double power points, storage area to side and door into: Ensuite Shower Room 7'4 x 7'1 with Velux window to rear, glazed double cubicle with shower unit, slate effect ceramic tiled floor, tiled walls, WC, hand wash basin set in vanity unit, radiator, extractor fan, wall mounted mirror with integral light and shower point.

Bedroom 2 16'1 max. x 14'6 with window to
fore, 3 double power points, radiator

Bedroom 3 14'6' x'9'9 with window to rear,
radiator, 2 double power points.

Bedroom 4 16'4 x 9'1 with window to rear, part sloping ceiling, 2 double power points, radiator, under eaves storage.

Bathroom 8'6 x 8'6 with slate effect ceramic tiled floor, Velux window to side, pedestal hand wash basin, WC, panelled bath, radiator, tiled walls, glazed corner shower cubicle with unit, part sloping ceiling.

Externally accessed Garage 27' x 12'8 (internally) with electric roller door to fore aspect, ceramic tiled floor, 3 double power points, window to rear, half glazed pedestrian door to rear pathway. (Potential for the Garage to be converted for extra accommodation if so desired, subject to necessary consents).

Externally
Timber double entrance gates opening out to roadway with post and rail fence to both sides. Spacious tarmac base off-road parking area. Border area to fore with mature shrubs and gravelled area with growing trees. Path to Northern side storing LP Gas bottle for lounge fire and timber gate at far end to access rear garden. Concrete path to rear, with 1 x single power point and external water tap. Steps up to level lawned area, concrete tiled patio area, raised timber deck seating area with double power point and light switch, with antique cast iron style 3 piece light. Border area with mature shrubs. Concealed plastic double skinned Central Heating oil tank. Concealed gas bottles


Situation: Grid Ref: SN355 - 451
The property is set slightly back from the B4334 Penrhiwpal/Coedybryn/Aberbanc district road, near to the village square. The B4571 Newcastle Emlyn - Ffostrasol road at Penrhiwpal is some ½ mile distant. Coedybryn has a chapel and village hall, which stages various activities. Coedybryn has grown in ribbon style developments over the last 25 years or so. The village of Ffostrasol is some 2 miles distant and has grocery, hall & public house. The Market Town of Newcastle Emlyn is some 6 miles distant and provides for a wider array of amenities. The Ceredigion Bay Coastline at Llangrannog is some 5 miles distant.

EPC: C

Tenure: Advised Freehold.

Services: Advised mains electricity and water. Private Bio-Digester system drainage. Oil fired Central Heating. UPVC painted wood effect Double Glazed windows and external doors Council Tax Band "E" £2906.60 (2026/27).

DIRECTIONS: From Newcastle Emlyn Town Bridge, proceed on the B4571 for Ffostrasol. Carry on into the hamlet of Penrhiwpal and turn right at the staggered crossroads onto the B4334 road for Coedybryn. Carry on for approx. ½ mile, and as you come to the village square, the property will be on the left hand side with our 'For Sale' board erected.