Aberffrwd, Aberystwyth

Set amidst the stunningly beautiful and serene Rheidol valley lies Gamlyn Cottage, a picture perfect small holding offering around 5.5 acres of rich premium pasture. Well this is what we are all looking for isn't it? a prime slice of rural Wales, a personal idyll that encapsulates a yearned for lifestyle.......in fact if you looked up the definition of 'Nirvana' there would just be a picture of this place. Although having been extended the cottage has by no means lost its original integrity with the accommodation allowing a large kitchen and sitting room and additional conservatory plus three generous bedrooms and bathroom upstairs. Outside there is a workshop/home office, garage and a garden sauna suite, whilst the land itself is of excellent quality andpartially bordered by the Rheidol river.

AGENTS NOTE
Gamlyn Cottage offers a truly fabulous, fabulous setting, a valley providing a rich green backdrop, locally renowned as an area of outstanding beauty. No wonder then that it is a prized and highly sought after area.

Accommodation Comprises
The property is entered via PVCu door to

Porch
Double glazed PVCu windows

Door to

Entrance Hall
Tiled floor. Double glazed PVCu window to side elevation. Panelled Radiator. Power points
doors off to:-

Cloakroom
Opaque double glazed PVCu window to front elevation. Suite comprising low flush wc and wash hand basin

Kitchen Breakfast Room - 15'5" (4.7m) x 12'8" (3.86m) : 195 sqft (18.14 sqm)
Two double glazed PVCu windows to front elevation. Double glazed PVCu bay window to rear elevation providing glorious views over the land and valley hillside. Range of base and eye level units with fitted work tops. One and a half bowl, single drainer, stainless steel sink unit. Complementary ceramic tiling to water sensitive areas. Integrated dishwasher. Integrated fridge-freezer. Fitted eye level electric oven and grill. Fitted four burner hob. Wall mounted gas fired boiler. Range of power points. Panelled radiator.

door to:

Sitting Room - 15'5" (4.7m) x 21'6" (6.55m) : 331 sqft (30.78 sqm)
Three double glazed PVCu windows to front elevation. Further double glazed PVCu window to rear elevation. Door to under stair cupboard. Range of power points. Four panelled radiators. Inset fireplace housing wood burning stove which also provides auxiliary hot water and central heating services

Georgian glazed door to:-

Conservatory - 8'0" (2.44m) x 16'0" (4.88m) : 128 sqft (11.91 sqm)
Double glazed PVCU windows to rear and both side elevations. Pair of double glazed PVCu french doors to side elevation and garden Timber effect laminate floor. Panelled radiator. Power points

First Floor
Door from sitting room leads to staircase rising to

Landing
Two double glazed PVCu windows to rear elevation. Timber balustrade. Access to loft space.
communicating doors off to:

Bedroom Two - 9'7" (2.92m) x 15'1" (4.6m) : 145 sqft (13.43 sqm)
Double glazed PVCu window to front elevation. Panelled radiator. Power points

Bedroom Three - 8'6" (2.59m) x 11'6" (3.51m) : 98 sqft (9.09 sqm)
Double glazed PVCu window to front elevation. Panelled radiator. Power points

Bathroom
Opaque double glazed PVCu window to front elevation. Suite comprising low flush wc, pedestal wash hand basin and glazed shower cubicle. Complementary ceramic wall tiling. Door to airing cupboard housing hot water cylinder

Bedroom One
Two double glazed PVCu windows to front elevation. Two double glazed PVCu windows to rear elevation providing a stunning panorama of the parts of the Rheidol river and surrounding valley. Power points. Panelled radiator

Outside
The property is approached on a quiet lane with a wide tarmacadam apron providing parking

Garage / Workshop / Home Office
Timber frame work with steel clad exterior and roof. Remote controlled up and over door to front. Further side door. Power and light

Garden
Lying mainly to side and rear, consisting of a main lawn interspersed with a variety of shrubs and seasonal colour. Concealed gas tank. There is am original stone built pigsty having adjoining timber built log store.

Timber built garden `barrel` sauna suite

Separate timber built Workshop (19`1 x 8`6) with windows to front and side, power and light

Other Garage - 18'1" (5.51m) x 9'6" (2.9m) : 172 sqft (15.98 sqm)
up and over door to front. Door to side. Windows to both side and rear elevations. Power and light

Land
Gated access from the rear and parking area leads to a separate holding pen and further gate leads to the main 5 acre field/ paddock which is partially bordered by the river rheidol

Services
We are advised that mains electricity and water are connected. Private drainage LPG central heating

AML REGULATIONS
The successful purchaser will be required to produce adequate identification to prove their identity within the terms of the Money Laundering Regulations. Appropriate examples include: Passport/Photo Driving Licence and a recent Utility Bill.

IMPORTANT INFORMATION
Whilst we endeavour to make our sales details accurate and reliable they should not be relied on as statements or representations of fact and do not constitute any part of an offer or contract. The seller does not make or give nor do we or our employees have the authority to make or give any representation or warranty in relation to the property. Please contact the office before viewing the property. If there is any point which is of particular importance to you we will be pleased to check the information for you and to confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property We would strongly recommend that all the information which we provide about the property is verified by yourself on inspection and also by your conveyancer, especially where statements have been made by us to the effect that the information provided has not been verified. LLOYD HERBERT & JONES HAVE NOT TESTED ANY ELECTRICAL WIRING, PLUMBING, DRAINAGE OR OTHER APPLIANCES. THE MENTION OF ANY APPLIANCES AND OR SERVICES WITHIN THESE SALES PARTICULARS DOES NOT IMPLY THAT THEY ARE IN FULL AND EFFICIENT WORKING ORDER.

Business Rates
Ceredigion County Council, Band D

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.