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**HAS TO BE VIEWED ! **Totally Restored Character Stone Built Cottage**Delightful and Charming Accommodation**Spacious and Private mature gardens intersected by a lower level small rambling river**Coastal Village Community**High efficiency and low running costs**Convenient to all amenities**3 Miles Sea**

The cottage benefits high insulative qualities with air source under floor heating and solar pv panels. The Accommodation arranged on two levels provides a 23ft open plan LivingKitchenDining Room. Luxury Bathroom and to the Lower Level - 2 Bedrooms with Cloak Room and w.c.  **HAVE A LOOK INSIDE - YOU WILL BE DELIGHTED ! **

Located within the village community of Llanarth which lies alongside the main A487 coast road and the village offers an excellent range of local amenities including shops, post office, primary school, pubhotel, filling station, places of worship and is on a bus route. Only some 3 miles inland from the popular coastal resort and seaside fishing village of New Quay and some 4 miles from the Georgian Harbour town of Aberaeron. 

Mains Electricity, Water and Drainage. Air Source Under Floor Heating. Solar PV Panels connected to the Grid. 

Council Tax Band C. 

GENERAL
A Period Cottage which has been the subject of an extensive renovation and refurbishment programme with emphasis on Energy Saving and High Insulative Qualities. Has been re-roofed, all internal walls dry lined with roof, walls and floor insulation. Totally re-wired and re-plumbed throughout and with quality of kitchen and bathroom fitments.

All internal doors are Oak and new uPVC Double Glazed Windows throughout.

Provides more particularly as follows -

GROUND FLOOR


Open Plan LivingKitchenDining Room
23‘ 3&quote; x 11‘ 9&quote; (7.09m x 3.58m) overall. via Half Glazed Composite Entrance door. With Oak laminate flooring, 2 front aspect windows, and 2 rear aspect windows each with Oak lintels over and providing a lovely aspect over the garden and grounds. Vaulted ceilings with exposed beams and velux window to bring maximum light into the room and with ceiling down lighters and wall lights.

To one end is a Morso wood burning stove on a slate hearth with feature stone wall surround and to the side a built in cupboard which houses the electric consumer unit, meters, central heating air source manifold etc.

To the other end is the Kitchen Area with two walls having a fully fitted range of modern base and wall cupboard units with Formica working surfaces, base cupboards with pan drawers and matching fitted wall cupboards, single drainer sink unit with mixer taps, integrated appliances including a Kenwood fridge and Hoover Freezer, Logic Dishwasher, Candy oven and Beko electric hob unit over with cooker hood, part tiled walls.

Bathroom
10‘ 0&quote; x 9‘ 3&quote; (3.05m x 2.82m) (max) with Travertine tiled floor and matching pvc lined walls. A Free standing double ended bath with mixer taps, vanity unit with inset wash hand basin, oval illuminated mirror over, low level flush toilet, heated towel rail and a large corner shower cubicle with power jet dual head shower, curved shower doors, extractor fan, front opaque window.

LOWER GROUND FLOOR
A Spiral staircase from the Living Area descends to the lower ground floor which provides -

Small Hallway
With tiled floor.

Cloak Room off
With tiled floor, low level flush toilet, vanity unit with inset wash hand basin and an illuminated mirror over.

Bedroom 1
11‘ 0&quote; x 7‘ 1&quote; (3.35m x 2.16m) with Oak laminate flooring, built in cupboard, ceiling down lighters, rear aspect window.

Bedroom 2
11‘ 0&quote; x 8‘ 8&quote; (3.35m x 2.64m) with oak effect laminate flooring, alcove with natural stone sill, large rear aspect window overlooking garden, ceiling downlighters, side half glazed composite door exterior door.

EXTERNALLY


To the Front
The property has frontage to a small village lane. A side pedestrian gateway with steps descends to a -

Side PlankedDecking Area
Which provides a lovely sitting space overlooking the river. Utility Cupboard which has plumbing for a compact automatic washing machine.

There is a small outside patch for growing vegetables.



The Grounds
A wide well constructed timber planked bridge with glazed side panels leads across the river to the gardens.

The grounds are a particular feature of the property being very extensive, currently laid down to established grassed areas with mature ornamental trees, Oak trees, Apple trees etc and all contained within mature boundaries to give privacy.

TENURE
We are informed the property is of Freehold Tenure and will be vacant on completion.