Westend House, High Street, Borth, Ceredigion

Occupying an enviable position within the highly sought-after seaside village of Borth, this distinctive detached family home offers spacious three-bedroom accommodation and a wealth of character, having formerly served as the village police house and station. Just moments from the beachfront, the property enjoys an exceptional coastal setting with stunning views and generous outdoor space.

The accommodation is complemented by first-floor balconies to both the front and rear elevations. The front balcony takes full advantage of the spectacular open sea and coastline vistas, providing the perfect spot to relax and enjoy the ever-changing coastal scenery, while the rear balcony overlooks the surrounding countryside, offering a peaceful rural outlook.

Externally, the property benefits from low-maintenance front gardens, ample parking for several vehicles, and an extensive rear garden laid predominantly to lawn – along with two useful garages.

Borth is one of Ceredigion's most desirable coastal communities, renowned for its long sandy beach, welcoming atmosphere, and excellent range of local amenities. The village offers a railway station with direct services providing convenient onward connections along the Cambrian Coast and beyond, together with grocery and general stores, public houses, cafés and eateries, a primary school, and a variety of community facilities, making it an ideal location for both permanent residence and holiday living.

The village adjoins the celebrated Ynyslas area, home to the magnificent Ynyslas National Nature Reserve and part of the UNESCO Dyfi Biosphere. This outstanding natural environment boasts extensive sand dunes, unspoilt beaches, rich wildlife habitats, scenic walking routes, and breathtaking views across Cardigan Bay and the Dyfi Estuary. Ynyslas is widely regarded as one of the finest stretches of coastline in Wales and is a haven for nature enthusiasts, walkers, birdwatchers, and water sports enthusiasts alike.

The vibrant university and market town of Aberystwyth lies approximately six miles to the south and provides an extensive range of shopping, educational, leisure, and employment opportunities. The town is home to the National Library of Wales, Aberystwyth University, Bronglais General Hospital, together with both local and national government offices, making it one of the principal centres of West Wales.

Combining coastal charm, generous accommodation, stunning views, extensive grounds, and a highly convenient location, this unique property presents a rare opportunity to acquire a substantial home in one of Mid Wales' most desirable coastal settings.

ACCOMMODATION – of approximate dimensions:

Double glazed glass panelled Main Entrance door into:

RECEPTION HALL Double glazed window to front and side, double French doors opening into the Main Hallway and opening to:

STUDY/ OFFICE 13’9 x 5’7 average
Being the former police station front desk – now used as an Office or Hobby Room with double radiator and storage cupboard.

MAIN HALLWAY Timber effect flooring, double radiator, stairs to the first floor accommodation and doors off to:

LIVING ROOM 13’7 x 10’4
Double glazed window to front, tiled fireplace and single radiator.

KITCHEN 14’2 x 12’3
Vinyl tiled floor, double radiator, handmade fitted base and wall units with solid oak worksurfaces, 4 ring ceramic hob, electric oven, 1½ bowl and single drainer sink unit with mixer taps over, double glazed window to rear, multi fuel stove, plumbing for dishwasher and door to:

UTILITY ROOM 11’1 x 7’5
‘Trianco’ Oil fired central heating boiler, double glazed window to rear, solid oak work top with ample array of utility power sockets, plumbing for washing machine, pantry with shelving and door to:

REAR HALLWAY Rear entrance door and doors to:

CLOAKROOM WC and Washbasin, shelving. Part of original village Police Station and where reputedly Prince Charles stored his surfboard when a student at the University many years ago.

STOREROOM Coat hooks and wall shelving.

EXTERNAL STORE 5’11 x 5’6
Adjoining outside tap.

FIRST FLOOR ACCOMMODATION

MAIN LANDING Entrance to the loft area above, double glazed window to side, timber effect flooring and doors off to:

BEDROOM ONE 13’8 x 12’4
Timber effect flooring, single radiator, airing cupboard with immersion heater and double glazed patio doors to:

REAR BALCONY 18’3 x 7’10
Open countryside view.

BEDROOM TWO 12’5 x 11’9
Double radiator, timber effect flooring and double glazed patio doors leading to:

FRONT BALCONY 11 x 7’9
Open Sea views.

BEDROOM THREE 9’2 x 8’
Double glazed window to front with sea views, timber effect flooring, over stairs storage cupboard and single radiator.

BATHROOM 6’10 x 6’2
Double glazed window to side, low level flush WC, pedestal wash hand basin, panelled bath with ‘Mira’ shower and glazed shower screen over, radiator and timber effect flooring.

EXTERNALLY To the front of the property is a low maintenance front garden area with picket style fencing to the boundaries and gated pedestrian access leading to the Main Entrance door. Further open frontage providing for a private car parking space.

To the rear of the property is a mainly lawned rear garden with low maintenance areas and gated access to a tarmac private parking area providing parking for several vehicle which leads to:
GARAGE ONE 15’11 x 9’7
Up and over door to front.

GARAGE TWO 15’11 x 9’7
Up and over door to front.

TENURE We are advised that the property is Freehold.

SERVICES We are advised that Mains Electricity, Water and Drainage is connected to the property, with an Oil-fired central heating system.

VIEWING Strictly by appointment with Ystadau Hiwse Estates.

COUNCIL TAX We are advised that the property is currently Council Tax Band E

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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. The photographs of the view have been zoomed in and do not show the main road in front of the property.

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.