Gilfach Gynyddion, Banc y Ffordd

LOCATION & AMENITIES
The property is situated within the small rural hamlet of Banc y Ffordd which lies on the outskirts of the Teifi Valley town of Llandysul, and offers a good range of local facilities & amenities.  These include: shops, a post office, two medical practices, public houses, places of worship, a leisure centre, indoor swimming pool and a brand new 3 to 18yrs ‘super school’.  The market town of Newcastle Emlyn lies just 7 miles away, with the administrative town of Carmarthen, with rail links and access to the M4 Motorway just 11 miles due south-east. 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; therefore, we advise that the prospective client prior to purchase validate such information.

ACCOMMODATION
The accommodation (with approximate measurements) comprises:

MAIN FARMHOUSE         OIL-FIRED CENTRAL HEATING

ENTRANCE          Via half-half glazed door through to the entrance hall.

HALLWAY             Tongue & groove panelled doors accessing the accommodation.  Quarry tiled floor. 

SITTING ROOM 14’ 11” x 14’ 2”.  Window overlooking the front of the dwelling.  Feature inglenook fireplace with recessed light & wood burner sitting on a slate hearth.  Quarry tiled floor.  Open beamed ceiling.  Pine panelling. 

INNER HALL        Quarry tiled floor.  Door through to bathroom. 

KITCHEN              21’ 2” x 7’ 3”.  Windows to the side & rear of the dwelling.  Velux window allowing the flood of natural light.  Door through to sun room.  Bespoke wall & base units with double sink unit & tiled splashbacks.  Thermostatically controlled radiators.  Plumbing for washing machine.  Quarry tiled floor.  Housing for the oil-fired boiler serving the domestic hot water & central heating.  Partly exposed A frame.  Door to rear exterior.  Door through to dining room. 

DINING ROOM  14’ 3” x 12’ 7”.  Currently utilised as an additional bedroom. Window overlooking the front of the dwelling.  Quarry tiled floor.  Thermostatically controlled radiator.  Open beamed ceiling.  Pine panelling.  Telephone point. 

BATHROOM        14’ 2” x 7’ 10” max.  Windows to the side & rear of the dwelling.  Four-piece suite incorporating claw foot bath, shower cubicle with power shower, WC & wash hand basin.  Slate floor.  Down lighters.  Extractor fan.  Heated towel rail.  Thermostatically controlled radiator. 

1ST FLOOR LANDING      Doors accessing the bedrooms.  Exposed floorboards. Accessed via staircase from main hallway.

BEDROOM 1       14’ 5” x 12’ 8”.  Window overlooking the front of the dwelling.  Thermostatically controlled radiator.  Part exposed A-Frames & original tongue and grooved, part vaulted, ceilings Partly exposed A frames. 

BEDROOM 2       14’ 2” x 11’ 11” max.  Currently utilised as a dressing room. Window overlooking the front of the dwelling.  Chimneybreast.  Built in wardrobe.  Thermostatically controlled radiator.  Part exposed A-Frames & original tongue and grooved, part vaulted, ceilings

SHOWER ROOM               9’ 10” x 5’ 1”.  Window overlooking the front of the dwelling.  Three-piece suite incorporating shower cubicle fitted with a power shower & down lighter with integrated extractor fan, WC & wash hand basin.  Thermostatically controlled radiator. Part exposed A-Frames & original tongue and grooved, part vaulted, ceilings

SUN ROOM         Leading off the farmhouse kitchen and leading to attached converted barn. 22’ 5” x 8’ 10”.  Under a pitched tiled roof.  Double glazed window units.   Pointed & painted stonewall.  Thermostatically controlled radiator.  Steps down into the adjoining barn. 

ATTACHED BARN CONVERSION COMPLETELY REFURBISHED TO THE HIGHEST OF STANDARDS TO OFFER EXCELLENT, MODERN OPEN PLAN, ACCOMMODATION THROUGHOUT. 

ENTRANCE          Via hardwood external door leading through to inner hallway. 16’ 6” x 8’ 10”.  Exposed pointed & painted walls.  Exposed A Frame. Via pine tongue & groove entrance door through to open plan kitchen/dining/living area & further door through to sunroom leading to main farmhouse. Slate flooring.  Original salting slab sinks.  Modern, oil-fired, combination boiler providing the central heating and domestic hot water. #

OPEN-PLAN KITCHEN/LIVING/DINING AREA    45’ 9” x 16’ 6” incl.  Double aspect with double-glazed windows to either side & Velux windows making the room light & airy.  Timber window lintels & ledges.  Solid timber flooring.  Lime pointed & painted stone-walls.  Exposed A frames.  A contemporary range of painted Base units with Belfast style sink, double gas cooker with electric 5 ring hob, with extractor fan & light above.  Dishwasher.  Central island with drawers & a second Belfast sink with pendant lights above.  Large, feature, central wood burner sitting on a slate hearth.  Period thermostatically controlled radiators.  Door accessing, elevated bedroom with en-suite toilet.  Pendant lights over the dining area & seating area.  Telephone point. A room that needs to be viewed to be appreciated, a real jewel in the crown of this spectacular property.

BEDROOM 1       16’ 5” x 14’ 10”.  Velux windows to either side.  Exposed A frames with limited headroom.   Door through to en suite.  Picture window overlooking the summer house, fish pond and spectacular views beyond.

EN SUITE WC      WC & wash hand basin. 

EXTERIOR            Access to the property is via a winding, shared, driveway which leads some 500 meters from the minor roadway and services both properties.  On arrival the well maintained, gravelled, driveway splits through a gated entrance and leads to both properties and garden areas allowing for private access if desired and further looks across the open valley beyond. Several pretty garden areas make for an idyllic property in a quiet tranquil location.  In this instance the photographs speak for themselves.

Detached Barn, previously utilised as a holiday let & a long term residential let allowing for subsidiary income potential or alternatively the perfect opportunity for private multigenerational living

ACCOMMODATION

The accommodation (with approximate measurements) comprises:

ENTRANCE          Via gravelled pathway leading to the rear of the property and around to entrance via glazed orangery.

ORANGERY         Fully glazed, single pitched roof and top light to one side. Feature exposed stone walls. Large ‘Belfast’ style sink unit with twin bowls and single drainer, plumbing beside for washing machine. Filtration system for the borehole fed water supply.  Quarry tiled floor. Access through to the accommodation

OPEN PLAN

LOUNG/DINING      37’ 6” x 16’ 9” Full height, cathedral style ceiling with exposed A frames and purlins with boarding between. Natural stone walling throughout. Large, modern wood burner with feature hood and exposed flue system laid on a large slate flagged hearth.  Three windows to the rear of the property and Three to the front of the property – one being a large picture window. Feature, cast iron and oak, spiral staircase leading onto galleried landing.  Oak flooring across two levels giving room delineation.  Television & telephone points.  Two thermostatically controlled radiators.  Traditional ledged door through to kitchen

KITCHEN              15’ 10” x 12’.  Windows to the front and rear of the property. A traditional range of ‘farmhouse’ style wall and base units.  ‘Welsh Dresser’ Style shelving unit. Solid oak worktops.  Twin bowl, single drainer stainless steel sink unit with ‘monobloc’ style tap.  Semi-integrated dishwasher. Smeg five burner gas range cooker with dual electric ovens and illuminated extractor above..  Feature exposed beams.  Traditional Stable door through to front conservatory and small hallway/vestibule area giving access to the bathroom and the main staircase.

BATHROOM        10’ 10” x 8’ 10”.  Window to the rear of the property.  ‘His and Hers’ sinks with tiled splashbacks and ‘monobloc’ style mixer taps.  Roll top claw foot bath with mixer tap and convenience shower head. Close coupled W.C and Bidet all in white.  Quadrant corner shower enclosure-with thermostatically controlled shower, with deluge head.  Thermostatically controlled radiator. Feature exposed beams

FIRST FLOOR ACCOMMODATION

LANDING             Accessed via ‘double turn’ staircase with two half-landings.  Velux window.  Part exposed ‘A-Frames’.  Original pitched pine flooring.  Doors accessing the bedrooms.

MASTER BEDROOM         17’ 3” x 12’ 2” max.  Velux window to the rear of the dwelling and double French doors out to small balcony area which also gives stepped access to the gardens.  Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins. Traditional style pendant lighting.  Small leaded stained-glass window, to the landing, adding to an already feature packed bedroom.  Thermostatically controlled radiator.  Eaves storage.  Original pitched pine flooring.  Door through to internal hallway.

BEDROOM 2       11’ 5” x 7’ 5” (limited height).  Window to the front of the dwelling Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins. Thermostatically controlled radiator.  Original pitched pine flooring.

BEDROOM 3       13’ 5” x 8’ 11”.  Window to the rear of the dwelling, with window seating and Velux window above. Fully vaulted ceilings.  Feature exposed ‘A-Frames’ and purlins.  Part-exposed stone walling.  Radiator.  Original pitched pine flooring.  Door through to galleried landing and onto spiral staircase.

UPSTAIRS W.C    W.C and wash hand basin. Built in shower cubicle. Feature exposed ‘A-Frames’ and purlins.

CONSERVATORY 18’ 5 x 9’ 2”.  Accessed via stable door from kitchen.  Fully uPVC double glazed with new, double skinned, polycarbonate roof and fully glazed doors to either end.  One door leads to timber deck with pergola and the other giving access to a side shrubbery.  Exposed stone feature wall with period brick window and door heads.  Quarry tiled floor.

EXTERIOR            Gilfach Barn benefits from beautiful private gardens which can be completely separate from the main gardens if desired, also allowing fantastic open countryside views alongside its own outbuildings. To the side of the property is the external oil combination boiler servicing the domestic hot water and central heating

OUTBUILDING 1     16’ 1” x 7’9”. Stone-build, attached outbuilding. Perfect for conversion as overflow accommodation (STPC). Part of the original Slate divider. European profile sheeted roof.  Stable Door.

OUTBUILDING 2      Timber framed construction and timber clad under a European profile roof.

SERVICES             Mains Electricity.  Private Water & Drainage. 

VIEWING             By appointment, via sole agents, Philip Ling Estates.