Caravan Park with 3-bedroom owners Bungalow, Llangadog, SA19

Tucked into a sheltered valley on the banks of the River Marlais, beside the Black Mountain range and under 20 minutes' drive to the Brecon Beacons National Park, Abermarlais offers a rare combination: a genuinely profitable touring and camping business, a beautiful family bungalow, and room to grow into permission that's already in place.

This established turnkey caravan park currently trades as a 5-star adults-only, 40-pitch operation — a deliberate choice by the current owners, who have run it as a low-density, high-quality site with full and part-serviced hardstanding pitches, grass pitches with and without electric hook-up, and a fully refurbished, centrally heated shower/WC block. But the planning story here is the real headline: the extant consent covers 88 units in total — 60 touring caravans and 28 tents — meaning a new owner has more than double the current operating capacity already available to them, without a planning application in sight. There's scope too to reinstate the former shop/café/reception building for further trade, expand the year-round caravan storage offer, and introduce fixed-unit glamping — pods, yurts, bell tents — within the existing use.

Location does a lot of the selling here. Llangadog sits at the meeting of the Sawdde, Bran and Tywi rivers, overlooked by the motte of the old Meurig Castle, on the western edge of the Black Mountain — the quietest and least-visited of the Beacons' three ranges. Guests are minutes from Carreg Cennen Castle, one of the most dramatically sited castles in Wales, and close to Llyn y Fan Fach and the Fan Brycheiniog escarpment. The A4069 between Llangadog and Brynamman — regularly rated among Britain's best driving roads — passes close by, and the Heart of Wales railway threads straight through the valley, giving the park real appeal to walkers, drivers, cyclists and rail-touring visitors alike.

The three-bedroom owners' bungalow sits within its own walled garden, entirely separate in feel from the touring side of the business — open-plan living space, a fully equipped kitchen, patio terrace, polytunnel and vegetable gardens, plus a private party room with woodburning stove and bar servery. It's a genuine home, not an add-on.

Run hands-on by the current husband-and-wife team with minimal external staffing, the business currently turns over circa £75,000 p.a., with adjusted net trading profit in the region of £46,000 p.a. — a strong, low-overhead lifestyle income, with the built-in ability to scale significantly for an owner with more ambition.

The current owners' tenure has seen the whole site comprehensively upgraded, not just maintained — the bungalow has been extensively refurbished throughout, and the grounds, gardens, drainage and general exterior maintenance have all had a complete overhaul. A new owner is inheriting a site that's been genuinely invested in, not simply run down to the point of sale.

Utility Room

2.4m x 3.21m

Single bowl sink unit, comprehensive range of base level units, additional storage to the left, plumbing for automatic washing machine and tumble dryer, tiled flooring, part-glazed UPVC door to the rear.

Sitting Room/Dining Room

7.77m x 4.42m

Front aspect with views over the front garden and old walling, UPVC double-glazed sliding patio doors onto the front shingled patio, fitted wood-burning stove within an exposed brick chimney breast, exposed oak ceiling beam, seamless flooring, opens through to the kitchen.

Kitchen

4.03m x 2.55m

Modern style, single drainer sink unit with mixer tap, built-in dishwasher, comprehensive range of base level units, space for an American-style fridge freezer, built-in electric oven with four-ring induction hob and extractor over, part-tiled walls, window to front with views over the hills and mountains beyond and the walled garden.

Shower Room

2.4m x 1.98m

Large shower enclosure with rainfall shower, low-level WC, vanity wash hand basin with cupboards below, extractor fan, UPVC double-glazed opaque window, tiled flooring.

Bedroom 1

4.18m x 4.02m

Front aspect, double-glazed sliding door onto the front garden with far-reaching views over countryside, hills and mountains beyond, fitted carpet, decorative feature wallpaper.

Bedroom 2

3.63m x 3.63m

Side aspect overlooking the side garden and polytunnel, double and single built-in wardrobes, wall-mounted radiator, laminate flooring, inset spotlighting.

Bedroom 3

3.63m x 2.52m

Side aspect, double-glazed window to side, laminate wood flooring, wall-mounted radiator, neutral décor.

Family Bathroom

3.63m x 3.63m

Close-coupled WC, vanity wash hand basin, panelled bath, UPVC double-glazed opaque window, heated towel rail, tiled flooring.

TOURING AND CAMPING PARK

Set within approximately 15 acres, the grounds form an attractive and well-established setting for the touring and camping business, occupying a sheltered valley alongside the River Marlais with woodland bordering the riverbanks. Bridge access connects the main site with the riverside camping meadows, while the owners’ bungalow enjoys its own more private setting within a separate walled garden.

A centrally positioned, fully refurbished and heated shower and WC block serves the camping and touring areas.

Importantly, the site is licensed for up to 88 units, comprising 60 touring caravans and 28 tents, providing considerable scope for a future owner to increase capacity beyond the present boutique--style operation.
The grounds also incorporate overflow camping meadows, established gardens and extensive open areas, with the River Marlais running through the site and mature woodland creating a particularly appealing natural environment.