Ffosyffin, Aberaeron, SA46

** Impressive 12.3 acre coastal smallholding **5 bedroom period property** Useful range of outbuildings with potential for conversion (stc.) ** Scope for development within the property grounds (stc.) ** Immediate access on to the A487 ** Double garage ** Storage buildings ** Road frontage to 2 sides** Coastal views along Cardigan Bay with New Quay to the south and Snowdonia mountains to the north ** Walking distance to village shop and public house ** 5 minute drive to Aberaeron ** One of the finest coastal smallholdings to come on the market in recent times in such close proximity to Aberaeron ** No chain ** ONCE IN A GENERATION OPPORTUNITY **

The property is situated within the coastal village of Ffos y Ffin conveniently positioned along the A487 coastroad along the West Wales coastline. The village offers a good level of local amenities and services including Morrisons Daily mini supermarket, public house, public transport connectivity, places of worship. Less than ½ miles from the village of Llwyncelyn  offering petrol station, community hall and post office. The Georgian harbour town of Aberaeron is less than 5 minutes drive of the property offering a wider range of amenities including secondary school, integrated health centre, leisure centre, traditional high street offerings, local cafes, bars and restaurants. The market towns of Cardigan, Aberystwyth and Lampeter and all less than 30 minutes drive of the property.

The property benefits from mains water, electricity and drainage. Oil central heating.

Council Tax Band G (Ceredigion County Council).

Tenure - Freehold.

GENERAL

An impressive 12.3 acre coastal smallholding. Available for the first time in a generation.

5 bed period residence with stone outhouse with potential for conversion to additional accommodation. Ideal for those seeking multigenerational living opportunity. Double garage and further storage buildings.

The property is considered to have development potential within the front fields being set within the village boundary offering road frontage to two sides.

A well maintained and presented property sitting proudly within the village centre with majestic views over the Cardigan Bay coastline towards New Quay to the south and the Snowdonia mountains to the north. A truly wonderful property.

The accommodation provides more particularly as follows.

Front Porch

5' 8" x 6' 3" (1.73m x 1.91m) with uPVC glass panel door and side glass panel, radiator, internal glass door with side glass panel, side door to lounge/study.

Reception Hallway

6' 6" x 21' 7" (1.98m x 6.58m) with original archway and covings to ceiling, picture rail, original pitch pine staircase, radiator, BT/Wifi point.

Lounge

12' 6" x 25' 6" (3.81m x 7.77m) with feature multi-fuel burner on slate hearth, 2 x radiator, corner TV stand, dual aspect windows to rear and side, open plan to:

Snug/Study

6' 2" x 13' 7" (1.88m x 4.14m) front windows enjoying majestic sea views in the distance.

Kitchen

17' 7" x 12' 0" (5.36m x 3.66m) accessed from the reception hallway but also from the rear of inner hallway with high quality range of base and wall units with high gloss worktop, 1½ stainless steel sink and drainer with mixer tap, fitted dishwasher, fitted fridge/freezer, double NEFF oven and grill, tiled splash back, kitchen island/breakfast bar, red quarry tiled flooring, dual aspect windows to rear and side, open plan into:

Dining Area

12' 6" x 12' 3" (3.81m x 3.73m) with space for 8+ persons dining table, dual aspect windows to front and side enjoying sea views, multiple sockets, 3 x radiator.

Rear Inner Hallway

With red quarry tiled flooring, understairs cupboard, connecting door into reception hallway, access door to rear porch.

Ground Floor Shower Room

5' 8" x 6' 2" (1.73m x 1.88m) a wet room facility with walk-in shower, WC, single wash hand basin, radiator, rear window, tiled walls and flooring.

Rear Porch

4' 2" x 5' 7" (1.27m x 1.70m) with rear external door, radiator, quarry tiled flooring.

Gallery Landing

With rear window.

Master Bedroom

13' 1" x 12' 7" (3.99m x 3.84m) a luxurious double bedroom suite with dual aspect windows to front and side enjoying views towards New Quay and Snowdonia, radiator, space for fitted wardrobes and dressing table, multiple sockets.

En-Suite

6' 8" x 4' 1" (2.03m x 1.24m) walk-in 1200mm shower, heated towel rail, WC, single wash hand basin, tiled flooring and walls, window to front.

Front Bedroom 2

12' 6" x 12' 2" (3.81m x 3.71m) double bedroom, dual aspect windows to front and side enjoying coastal views, radiator, multiple sockets.

Bathroom 1

6' 10" x 12' 2" (2.08m x 3.71m) with cast iron panelled bath with shower over, single wash hand basin, WC, side window, fully tiled walls, radiator, airing cupboard.

Rear Bedroom 3

13' 1" x 12' 5" (3.99m x 3.78m) double bedroom, dual aspect windows to rear and side, multiple sockets, radiator.

Rear Bedroom 4

9' 1" x 11' 3" (2.77m x 3.43m) double bedroom, window to rear overlooking fields, multiple sockets, understairs cupboard from attic staircase, radiator.

Attic Room

21' 2" x 12' 4" (6.45m x 3.76m) accessed via the original staircase from the landing area and currently used as additional bedroom space with window to front enjoying views towards New Quay and Snowdonia, multiple sockets, radiator, Velux rooflight, under eave access.

Bathroom 2

7' 1" x 6' 2" (2.16m x 1.88m) with white suite including panel bath, WC, single wash hand basin, electric towel rail.

Side Room

8' 8" x 12' 0" (2.64m x 3.66m) with window to side, potential dressing room.

To Front

The property is approached via the A487 via a private gated driveway and meandering between 2 of the agricultural fields with mature hedgerows and trees leading the driveway to the main tarmacadam front forecourt with space for 3+ vehicles to park and turn, side footpath and driveway continuing on to:

Garage 1

20' 0" x 20' 0" (6.10m x 6.10m) of block construction with electric up and over door to front, front pedestrian door, concrete base, multiple sockets.

Side Courtyard

With double access gates from the front parking area and also separate access for the adjoining county road which serves the courtyard, outbuildings and adjoining fields.

Old Stone House

Of stone construction under a recently replaced slate roof with timber windows and doors to front and rear currently split into 3 areas including:

Garage 2

10' 7" x 15' 9" (3.23m x 4.80m) double timber doors to front, exposed 'A' frames to ceiling, electric connection.

Store Room

14' 5" x 24' 6" (4.39m x 7.47m) with exposed 'A' frames to ceiling, dual aspect windows to front and rear, former fireplace with chimney breast.

Log Store

14' 5" x 22' 8" (4.39m x 6.91m) exposed 'A' frames to ceiling and door to rear and side pig sty.

Rear Courtyard

Finished in gravel providing access to:

Second Garage

13' 2" x 13' 5" (4.01m x 4.09m) of block construction with box profile roof, concrete base, double timber doors to front.

Barn

14' 7" x 24' 3" (4.45m x 7.39m) box profile cladding, timber frame construction with electric connection.

THE LAND

Measuring 12.3 acres or thereabouts with the house sitting centrally within the holding. Highly productive grassland currently split into 5 separate enclosures surrounding the homestead.

The land enjoys road frontage on both sides for ease of vehicular access and animal movement. There is a stream boundary along the northern extent of the property.

PLANNING PERMISSION

The land fronting the A487 is considered to have development potential in the future being in the centre of the village and providing infill development potential for commercial, tourism or residential led development. This is subject to the necessary planning consents.

Any planning related enquiries should be directed to Ceredigion Council Planning Department on .

Please note that the vendors reserve the right to introduce an overage agreement relating to some of the land of the property (subject to agreement) in future should offers not meet their levels of expectations. Offers for the property should be on an unconditional basis.

MONEY LAUNDERING

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. Proof of funds will also be required, or mortgage in principle papers if a mortgage is required.

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