Louisianna Grooming Service, 28, New Dock Road, Carmarthenshire, SA15 2EL

**this property is for sale as A commercial unit, although the business itself is not for sale – prime location in llanelli** John Francis are pleased to present this excellent opportunity to purchase this versatile end-terrace property, perfectly situated on the bustling New Dock Road, Llanelli.

Currently utilized as a dog grooming salon, this property offers significant potential for a variety of commercial ventures, alongside comfortable residential living above.

The ground floor features a welcoming reception area, spacious salon, conservatory, living room, and a well-appointed kitchen with dining space-ideal for business operations or adaptation to suit your specific needs.

Upstairs, the residential accommodation comprises three bedrooms and a family bathroom.

Additionally, there are steps leading to an attic space, offering further storage options or potential for conversion (subject to planning).

Externally, the property boasts a low-maintenance rear enclosed garden with access to the rear lane, providing convenience and privacy.

A double garage completes the offering, presenting excellent for off-road parking or further development.

This property's central location, combined with its flexible layout and excellent external features, makes it a fantastic investment opportunity with ample scope for growth.

Whether you’re looking to continue its commercial use, develop the residential space, or create a mixed-use property, this home offers endless possibilities.

Located close to local amenities, schools, parks, shops, healthcare services, Trostre Retail Park, Llanelli town centre, Millennium Coastal Path, Machynys Golf Club and much more.

The excellent transport links, including easy access to Llanelli town centre, M4 Motorway (easily accessible via the A484) and linked roads to Burry Port & Pembrey making commuting to surrounding areas effortless.

Council tax band: B Freehold What3Words ///impose.harp.rooms This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period").

Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding.

A Buyer Information Pack is provided. The buyer will pay £300.00 including VAT for this pack which you must view before bidding.

The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT.

This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax.

Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00.

These services are optional. Reception Area (4.25m x 2.6m) Enter via double glazed UPVC door, double glazed UPVC windows to the front aspect, laminate flooring, reception desk area.

Salon (5.38m x 4.41m) Laminate flooring, partly tiled walls, sink areas.

Conservatory (4.63m x 3.4m) Tiled flooring, double glazed UPVC windows and doors to both side aspect, UPVC roof, double glazed UPVC patio doors leading to living room area.

Dining Area (3.35m x 2.14m) Frosted double glazed UPVC door and window to both side rear aspects, UPVC roof, radiator to wall.

Kitchen (2.85m x 2.85m) Tiled floor, double glazed UPVC window to the side aspect, range of wall and base units with laminate works surface of a Belfast sink, standalone cooker, tiled splashback, radiator to wall, air vent and attic hatch to ceiling.

Living Room (4.27m x 2.85m) Tiled flooring, double glazed UPVC patio doors leading to conservatory, under stairs storage, radiator to wall.

Bedroom One (6.18m x 3.7m) Double glazed UPVC windows with blinds to the front aspect, carpet flooring, radiator to wall.

Bedroom Two (5.31m x 3.09m) Carpet flooring, double glazed UPVC window with blinds to the side aspect, radiator to wall.

Bedroom Three (2.82m x 2.42m) Carpet flooring, double glazed UPVC window to the rear aspect, built-in storage cupboard, radiator to wall.

Bathroom Laminate flooring, frosted double glazed UPVC window to the side aspect, white suite compromising of wash hand basin, W/C and bath with tiled splashbacks.

Attic Stairs leading up to the attic for additional storage. Garden Compromise of patio and astro turf area with path leading to the double garage and rear lane.

Garage Providing for off road parking and additional storage.