1 MARKET STREET, ABERAERON, CEREDIGION, SA46 0AS TEL: FAX:

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Roxanne Freeman
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,,,,,,, 1 MARKET STREET, ABERAERON, CEREDIGION, SA46 0AS TEL: 01545 570462 FAX: 01545 570164 Located in the small rural village of Ystrad Aeron, Close to Felinfach and just off on the A472 midway

1 ,,,,,,, 1 MARKET STREET, ABERAERON, CEREDIGION, SA46 0AS TEL: FAX: Located in the small rural village of Ystrad Aeron, Close to Felinfach and just off on the A472 midway between Aberaeron and Lampeter. Easy access to the village shop, garage and bus service. With views over fields to the rear. Bogwoppit Ystrad Aeron Felinfach Lampeter Ceredigion SA48 7PG New Asking Price 265,000 WE ARE PLEASED TO OFFER THIS CONTEMPORARY 5 BEDROOM DETACHED HOUSE, TRADTIONALLY BUILT IN 2014/15 TO AN EXCEPTIONAL STANDARD OF DESIGN AND COMFORT. WITH EVERYTHING YOU COULD EXPECT FROM A MODERN HOME. LARGE GARARGE, WORKSHOP, LANDSCAPED GROUNDS, LP GAS CENTRAL HEATING AND FULL DOUBLE GLAZING. VIEWING IS HIGHLY RECOMMENDED EER C73 View : By Appointment Only Tenure : Freehold LOCAL KNOWLEDGE - NATIONAL MARKETING

DIRECTIONS - From Aberaeron take the A482 inland towards Lampeter, As you enter Felinfach, take the 1st right turn opposite The Vale of Aeron public house -

With a double entrance drive, 3rd property along THE PROPERTY - Built by the owners in 2014/2015.

ENTRANCE - via a full height glazed door to an Inner Porch with a black/grey ceramic tiled floor and door to HALLWAY 5.56m(18'3'') x 1.

2 DIRECTIONS - From Aberaeron take the A482 inland towards Lampeter, As you enter Felinfach, take the 1st right turn opposite The Vale of Aeron public house - signed to Dihewyd, the property is on the left hand side after about 100 yards. With a double entrance drive, 3rd property along THE PROPERTY - Built by the owners in 2014/2015. The house is a contempary design with all that is required for a comfortable family home to a very high standard and offers the following accommodation FRONT ENTRANCE - via a full height glazed door to an Inner Porch with a black/grey ceramic tiled floor and door to HALLWAY 5.56m(18'3'') x 1.93m(6'4'') - with the high gloss ceramic tiled floor. Staircase to first floor and with a CLOAK ROOM - with toilet and wash hand basin LOUNGE 5.56m(18'3'') x 3.58m(11'9'') - with the continuing high gloss tiled floor. Double patio doors to the rear garden. Wired for Sky TV. Open fireplace with raised slate hearth. Window to the front

KITCHEN/DINING ROOM 8.53m(28'0'') x 5.92m(19'5'') - L shaped with black ceramic floors, in three interconnecting areas, ideal for family gatherings and entertaining KITCHEN 5.92m(19'5'') x 3.

with 5 burners including Wok Ring. Neff extractor hood over a state of the art Neff electric oven a'la' Bake Off!! Built-in Beko dishwasher, integral Hotpoint Fridge.

3 KITCHEN/DINING ROOM 8.53m(28'0'') x 5.92m(19'5'') - L shaped with black ceramic floors, in three interconnecting areas, ideal for family gatherings and entertaining KITCHEN 5.92m(19'5'') x 3.07m(10'1'') - a range of plum wood high shine base and wall units with contrasting black and white "Strass Noir Gloss" worktops and splash back, stainless steel sink, stainless steel Neff Lp gas hob with 5 burners including Wok Ring. Neff extractor hood over a state of the art Neff electric oven a'la' Bake Off!! Built-in Beko dishwasher, integral Hotpoint Fridge. Island unit/breakfast bar with cupboards,drawers and seating for 6 Double patio doors to rear patio and garden and a picture window overlooking to the rear DINING AREA 5.87m(19'3'') x 2.57m(8'5'') - with door to utility room and view of the garden through the patio doors SNUG AREA - with door to hall, a place to relax, but still part of the hub of the home UTILITY ROOM 3.43m(11'3'') x 2.31m(7'7'') - with stainless steel sink, plumbed for washing machine, space for freezer and a Worcester LP Gas central heating boiler, underfloor heating controls concealed behind panelling. Door leading to garden and another to the Integral Garage Walk in pantry with built in shelves.

FIRST FLOOR - via a double return staircase to a galleried

Access to the loft with lights MASTER BEDROOM 5.

78m(15'8'') - with picture window overlooking fields and

large tiled walk in shower with glass screens and direct feed

4 FIRST FLOOR - via a double return staircase to a galleried Landing with study area with BT phone point. Access to the loft with lights MASTER BEDROOM 5.11m(16'9'') x 4.78m(15'8'') - with picture window overlooking fields and valley MASTER EN-SUITE - with toilet, wash hand basin and a large tiled walk in shower with glass screens and direct feed rain shower. Ceramic tiled floor and splash back. BEDROOM m(17'3'') x 3.56m(11'8'') - a good size, front facing double room. Built-in wardrobe

FAMILY BATHROOM 3.89m(12'9'') x 1.65m(5'5'') - with toilet, wash hand basin, P ended bath with direct feed over head rain shower, built-in airing cupboard, tiled floor and part tiled walls.

5 FAMILY BATHROOM 3.89m(12'9'') x 1.65m(5'5'') - with toilet, wash hand basin, P ended bath with direct feed over head rain shower, built-in airing cupboard, tiled floor and part tiled walls. BEDROOM m(11'4'') x 3.07m(10'1'') - looking over the rear garden. A very light and bright room BEDROOM m(11'9'') x 3.02m(9'11'') - facing the fields behind and with a sloping ceiling BEDROOM m(11'0'') x 2.74m(9'0'') - front facing with a sloping ceiling INTEGRAL GARAGE 5.99m(19'8'') x 3.25m(10'8'') - with door off utility room. With power and light. Up and over garage door. OUTSIDE - Spacious grounds to front and rear patio GROUNDS FRONT - Block paved double entrance drive with access to rear garden via 2 gates eitherside and garage. Built in planting areas to front and rear. GROUNDS SIDE - with garden tool store/workshop and a log store, leading to enclosed side garden with Granite chipping surface GROUNDS REAR - with large lawns and paved patio, raised vegitable beds on a granit surface, with a compost bunker Views over the fields behind.

6 COUNCIL TAX BAND F - SERVICES - mains electric, water and drainage, Upvc double glazing, LPG central heating, under floor heating to ground floor and radiators to first floor, all with thermostats. TV and Sky points in lounge, tv aerial points in all bedrooms. Broadband and good mobile signals ENERGY EFFICIENCY RATING - ENVIROMENTAL IMPACT RATING -

Flight is very limited, wings are almost powerless, feet are webbed. Prefers to travel on water courses, so is seldon found far from its habiltat.

7 WHAT IS A BOGWOPPIT - The Bogwoppit is a mythical beast. Rarely recorded in England and not seen since the 18th Century. Never known in Wales, the bog woppit lives in marshland, has a very restricted diet,consisting mainly of leaves of the aruncus wopitus a species of weed. Cultivated mainly as a herb. Flight is very limited, wings are almost powerless, feet are webbed. Prefers to travel on water courses, so is seldon found far from its habiltat. PROPERTY NOTES - ther house is finished to a very high standard and offer a level of accommodation that is well above average. Interal viewing is essential to fully appreciate ththis house. 5 year Architects Certificate and full building control completion certification These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property. Any plans either included in or attached to these details are provided for identification purposes only.

5 NOTT SQUARE, CARMARTHEN, SA31 1PG TEL: FAX:

,,,,,,, 5 NOTT SQUARE, CARMARTHEN, SA31 1PG TEL: 01267 236611 FAX: 01545 570164 A SUPERIOR DETACHED 4 OR 5 BEDROOM RESIDENCE. BUILT IN 2008 WITH SUPERB PANORAMIC RURAL VIEWS AND VERY LARGE REAR GARDEN.