Tynfron, Llanafan, Aberystwyth, SY23 4BA

**17.7 Acre Smallholding**Fully refurbished 4 bed farmhouse**Attractive range of traditional stone and slate outbuildings, ripe for conversion**Outstanding views over the Ystwyth valley**Highly productive grassland**Highly Productive grassland split into 3 enclosures**Additional 48 acres available by separate negotiation**Private driveway access**A historic local holding**Planning Permission for alterations & extensions**A Wonderful and traditional property set in the heart of the Ystwyth Valley, rarely available in such excellent order**an opportunity not to be missed !

** The property is situated within the popular rural village of Llanafan, the village boasts an active community hall which relies mainly on nearby Llanilar for its day to day needs including primary school, village shop and post office.

The nearby Mid Wales strategic town of Aberystwyth is some 15 minutes drive from the property offering a good level of local services and amenities including regional hospital, university, national library, Welsh Government and council offices, retail parks, supermarkets, local cafes, bars, restaurants, leisure centres and access to the famous promenade.

We are advised the property benefits from mains water, electricity, new private drainage system, new electric heating system.

General An exceptional rural property having recently been subject to refurbishment although retaining a wealth of original character features.

The property provides 4 bedroom accommodation to the main house with excellent supporting living accommodation.

At this stage there is still an opportunity for a new owner to put their own stamp on the property. The works to the main house include - New mains water connection.

Electrical re-wiring of all areas apart from the former kitchen area. New hot and cold plumbing and waste connections. New kitchen New shower facilities to ground floor. Redecorated throughout.

New facias and soffits. Repointed chimneys finished in lime render with concrete capping and clay chimney pots. New white pvc sliding sash windows to main house front elevation.

New upvc casement windows to all other areas. New foul drainage and treatment works. New concrete paths to rear.

Planning Permission For House Alterations & Extensions We are advised that planning permission is in place for "Proposed alterations and extension to the existing farmhouse inclusive of a change of use of part of the adjoining outbuilding into residential use".

Approved drawings and copies of the planning permission are available for inspection from the selling agents, Ceredigion County council planning reference A211090 granted 23rd March 2022.

Condition 8 of the planning permission has been discharged in order to allow development to take place (ref A230814 granted 18th January 2024).

Approved elevations and floor plans are included within these details. Reception Hallway Slate floor, stairs to first floor.

Door leading to - Living Room 16' 2" x 8' 2" (4.93m x 2.49m) Sunhouse night storage heater. Tiled fireplace set within original inglenook fire place, large slate flagstone floors, window to fore.

Recess with shelving. Modern Kitchen 7' 9" x 16' 9" (2.36m x 5.11m) Base units with integrated Lamona electric cooker and 4 ring Lamona hob with stainless steel extractor fan over.

1.5 bowl single drainer stainless steel sink unit with mixer tap. Sunhouse night storage heater. Door and window to rear. Brick wall feature and splashbacks.

Utility Area/Shower Room 8' 0" x 10' 1" (2.44m x 3.07m) Plumbing for washing machine. WC, wash basin, large shower cubicle with Mira shower. Shaver point and light. Night storage heater.

Obscured window to rear. Inner Hallway With door to fore.

Former Kitchen & Secondary Lounge 18' 3" x 14' 9" (5.56m x 4.50m) Former Kitchen area ideal as additional living space or potential for side annexe with access to loft over, this area has planning permission to be amended also as per the reference to approved drawings.

Secondary Lounge 18' 3" x 14' 9" (5.56m x 4.50m) Retaining original features of Inglenook fireplace with bread oven and exposed beams. Oil fired Rayburn as seen.

Loft A framed beams, restricted headroom. Windows to fore and rear. Bedroom 1 8' 3" x 16' 2" (2.51m x 4.93m) Double bedroom, Electric heater, exposed wooden floor.

Recess cupboard and recess with shelving. Window to fore. Bedroom 2/Office 7' 3" x 5' 7" (2.21m x 1.70m) Electric heater, exposed wooden floor and window to fore.

Bedroom 3 8' 2" x 16' 5" (2.49m x 5.00m) Electric heater, exposed wooden floor, recess cupboard and window to fore & access to loft over kitchen. Bedroom 4 5' 6" x 8' 3" (1.68m x 2.51m) L Shaped.

Sloping headroom, exposed wooden floor, electric heater and window to rear. Bathroom Bath with mixer tap. Low level flush WC and washbasin. Exposed wooden floor, heated towel rail. Airing cupboard.

Window to rear. To The Front To the front of the main house is a raised footpath leading down to a concrete forecourt area from the driveway.

To The Rear To the rear of the house is a new concrete footpath and path leading to one of the steel outbuildings.

Traditional Stone And Slate Range Outbuildings Situated to the side of the main dwelling.

Finished in lime wash render under a traditional Welsh slate roof and part box profile clad in places with part first floor loft over.

Views from the yard over the front fields and the Ystwyth Valley and Llanafan Village.

Providing - Store And Feed Room 13' 6" x 16' 0" (4.11m x 4.88m) last used for animal housing with window to front, side stable door, also providing access to - Stable Block 12' 5" x 16' 0" (3.78m x 4.88m) with 2 stables, window to front.

Former Cow Shed 15' 3" x 16' 0" (4.65m x 4.88m) with stable door and window to front. Feed trough to rear.

Animal Housing Unit 16' 0" x 34' 0" (4.88m x 10.36m) with exposed A frames to ceiling, 2 stables/cubicles and feed troughs to rear, slate flag stone flooring.

L Shaped Corner Unit 25' 0" x 54' 0" (7.62m x 16.46m) currently of stone construction, lime washed finished under a box profile roof with exposed A frames to ceiling, last used for animal housing with excellent conversion potential.

Having water and electricity connection. Former Dairy 7' 9" x 10' 2" (2.36m x 3.10m) with window to front, concrete base, water connection.

Stone Lean To 16' 0" x 19' 0" (4.88m x 5.79m) of stone construction with slated roof, open ended to front with concrete base. Side Muck Store With access to adjoining fields.

Modern Steel Framed Building 115' 0" x 50' 0" (35.05m x 15.24m) of steel framed construction being zinc clad with zinc roof over.

Part Block Cubicles Currently used as stables, open ended to one end, steel doors to the other, side open lean to with access to adjoining fields, water and electric connection.

Log Store 19' 0" x 25' 0" (5.79m x 7.62m) of timber frame construction being zinc clad and open ended to front providing excellent dry storage area.

Sheep Dip And Handling Area With concrete base and breeze block sheep runs.

The Land The land is split into three large enclosures with a productive 7.6 acre parcel to the front of the property accessed from the adjoining private lane that forms part of the property.

To the eastern boundaries of the property area two sloping enclosures measuring 2.22 Acres and 6.05 acres respectively providing excellent grazing land to the rear of the outbuildings.

These benefit from track access.

Additional Land Please note - There is also an option to purchase an additional 48 Acres of grazing and cropping land to the north of the holding and this is currently split into 6 separate enclosures and available to negotiation.