46 BRYN CELYN LLANHARRY, NEAR PONTYCLUN, CF72 9ZE

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1 46 BRYN CELYN LLANHARRY, NEAR PONTYCLUN, CF72 9ZE

2 46 BRYN CELYN, LLANHARRY, NEAR PONTYCLUN, CF72 9ZE AN IMMACULATELY PRESENTED 3 BEDROOM HOME ON THIS VERY POPULAR DEVELOPMENT. Cardiff City Centre 12.2 miles Cowbridge 4.7 miles M4 (J34) 4.1 miles Accommodation and Amenities: Hallway Cloakroom Living Room Kitchen- Dining Room Master Bedroom with En Suite Shower Room Two Further Bedrooms Bathroom Driveway Parking Garage Enclosed, West Facing Rear Garden EPC Rating: B Chartered Surveyors, Auctioneers and Estate Agents 55 High Street, Cowbridge, Vale Of Glamorgan, CF71 7AE Tel: sales@wattsandmorgan.co.uk

3 SITUATION Llanharry is a popular village offering a basic range of shopping facilities and a public house. The local primary school is a 'feeder' for the highly regarded Y Pant school in nearby Pontyclun. It also home to Ysgol Llanhari, a Welsh language school for all ages. Pontyclun offers the added benefit of further shops and a railway station. The Market Town of Cowbridge, some 5½ miles to the south, offers an excellent range of quality shops, restaurants and public houses, a leisure centre, various sporting clubs and well regarded schools. ABOUT THE PROPERTY 46 Bryn Celyn is an immaculate home on this popular development. From an entrance hallway, doors lead to a cloakroom and to the lounge whilst a staircase leads to the first floor bedrooms. The lounge looks to the front of the property and connects to a kitchen-breakfast room which runs the full width of the rear of the property. It has ample space for a dining table and double doors opening to the west facing garden. The oven and hob are fitted and to remain whilst there is space and plumbing for a washing machine, dishwasher and tall fridge freezer. To the first floor are three bedrooms. The master bedroom looks to the front elevation and enjoys fine, far reaching open views over paddocks and farmland. It includes a deep recess for wardrobes and has an en suite shower room. A second double bedroom looks over the rear garden in a southerly direction whilst a third bedroom looks over farmland and has a deep wardrobe / store cupboard. Both these bedrooms have use of a modern family bathroom. GARDENS AND GROUNDS Located to the end of the cul de sac, 46 Bryn Celyn has a driveway parking area a short distance from the property, from which there is access into a garage (approx. max 6m x 3.17m). Accessed via an up and over door, the garage has eaves storage. To the rear of the property is a west facing enclosed and sheltered rear garden has an 'astro turf' lawn and two patio areas. It is accessed from the lounge. A paved path runs to the side of the property through a gated entrance leading back to the front elevation. TENURE AND SERVICES Freehold. It is understood that all residents of Bryn Celyn pay a contribution to the upkeep of communal areas within this development. This is for the current year. All mains services connect to the property. Gas-fired 'combi' central heating. DIRECTIONS From our Cowbridge office, travel in an easterly direction along High Street to the traffic lights. Turn left at onto A4222 Aberthin Road and continue through the village of Ystradowen and on towards Pontyclun. Pass over the M4 and take the first left hand turning, signposted Llanharry. Continue along this road and take the right turning into Bryn Celyn at the entrance to the village. On entering the development, continue straight on and bear right, to find no 46 at the end of this section of the cul de sac. PROCEEDS OF CRIME ACT 2002 Watts & Morgan LLP are obliged to report any knowledge or reasonable suspicion of money laundering to NCA (National Crime Agency) and should such a report prove necessary may be precluded from conducting any further work without consent from NCA.

4 Any floor plans included in these sales particulars are not accurate or drawn to scale and are intended only to help prospective purchasers visualise the layout of the property. The plans do not form part of any contract.

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