John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

Ty Merlin, Cilcennin,Lampeter SA48 8RR

Offers in the region of £274,500• Modern Detached Georgian Style House

• Finished to High Specification• Generous Sized Accommodation

• Double Garage• Enclosed Garden With Views EER 72

www.johnfrancis.co.uk

DESCRIPTIONDESCRIPTIONDESCRIPTIONDESCRIPTIONModern Detached Georgian StyleHouse finished to a highspecification with many attractivefeatures. The property occupies apleasant situation within the ruralvillage of Cilcennin, approximately 6miles from the coastal town ofAberaeron, being centrally located toboth university towns of Aberystwythand Lampeter. Ty Merlin offersgenerous sized accommodationhaving 27' lounge, separate diningroom together with modern kitchen-breakfast room, the lovely halfgallery landing leads to 4 doublebedrooms (1 ensuite) and a stunningfamily bathroom with Jacuzzi bathand separate shower. The propertyalso provides for good sized parkingand double garage whilst theenclosed rear garden enjoys prettyrural views. Realistically priced, thisproperty has a lot to offer andinternal viewings are highlyrecommended!EER 72

ENTRANCEENTRANCEENTRANCEENTRANCEAttractive canopied and pillaredentrance with outside lighting, partglass panelled double glazedentrance door with side panelopening to:

HALLHALLHALLHALL15'9/13' x 8'9 (4.80m x 2.67m)Wide bright area, radiator, walllighting, stairs to half galleriedlanding, open understairs area,doors to:

LOUNGELOUNGELOUNGELOUNGE27'5 x 13'8/13' (8.36m x 4.17m)Entered via double doors, doubleglazed Georgian style window tofore, sandstone effect fireplacehousing electric coal effect fire seton marble effect hearth, covedceiling, high skirtings, centre, walland recessed mood lighting, tworadiators, TV and telephone point.

DINING ROOMDINING ROOMDINING ROOMDINING ROOM15'4 x 12'4 (4.67m x 3.76m)Double glazed Georgian stylewindow to fore, centre and walllighting, radiator, coved ceiling, glasspanelled double doors to:

KITCHEN/DINING ROOMKITCHEN/DINING ROOMKITCHEN/DINING ROOMKITCHEN/DINING ROOM14'4 x 10'5 (4.37m x 3.18m)Double glazed Georgian stylewindow to rear enjoying countryviews over garden, fitted kitchencomprising of extensive range ofcherry wood style base, wall anddrawer units with black granite effectworktops to include stainless steel1½ bowl single drainer sink unit withmixer tap, built-in four ring halogenhob with stainless steel chimneystyle extractor and stainless steelmetal drawers below, electric eyelevel double oven, integraldishwasher and fridge freezer,

localised wall tiles, task lighting,slate tiled flooring, radiator, TV point,ceiling downlighters, return door tohall, door to:

UTILITYUTILITYUTILITYUTILITY10'5 x 5'5 (3.18m x 1.65m)Double glazed window to side, 1½bowl and single drainer sink unit withmixer tap, base and wall units withworktop over, washing machinepoint, appliance spaces, Worcesteroil central heating boiler which heatsthe domestic hot water andradiators, tiled flooring, radiator,electricity consumer unit, doubleglazed part glass panelled rearentrance door.

CLOAKROOMCLOAKROOMCLOAKROOMCLOAKROOM6' x 3'10 (1.83m x 1.17m)Approached from hall, double glazedopaque glass window to rear, prettyfeature with wide sill, pedestal washhand basin, low level close coupledWC, localised wall tiling, radiator,tiled flooring, ceiling downlighters.

FIRST FLOOR HALF GALLERYFIRST FLOOR HALF GALLERYFIRST FLOOR HALF GALLERYFIRST FLOOR HALF GALLERYLANDINGLANDINGLANDINGLANDINGAttractive landing, Georgian stylewindow to fore, radiator, wall lightingwith overstairs sensor light, accessto loft with drop down ladder, doorsto:

BEDROOM 1BEDROOM 1BEDROOM 1BEDROOM 113'3 x 10'5 (4.04m x 3.18m)Double glazed Georgian stylewindow to rear enjoying prettycountry views, coved ceiling,radiator, TV and telephone point.

FAMILY BATHROOMFAMILY BATHROOMFAMILY BATHROOMFAMILY BATHROOM10'9 x 6' (3.28m x 1.83m)Double glazed opaque window torear, stunning champagne suitecomprising of deep Jacuzzi whirlpoolbath with centre taps, low level closecoupled WC, oversized pedestalwash hand basin with mixer tap,mirror with inset lighting, cornershower cubicle with Bristan mainsshower over, curved doors, ladderstyle towel radiator, tiled walls, tiledflooring.

MASTER BEDROOMMASTER BEDROOMMASTER BEDROOMMASTER BEDROOM14' x 13'7 (4.27m x 4.14m)Double glazed Georgian stylewindow to fore, radiator, TV andtelephone point, glass panel door to:

EN-SUITE SHOWER ROOMEN-SUITE SHOWER ROOMEN-SUITE SHOWER ROOMEN-SUITE SHOWER ROOMLarge shower with sliding doors,mains shower over, pedestal washhand basin with mixer tap, distinctivemirror with globe lights over, lowlevel close coupled WC, towelradiator, ceiling downlighters.

BEDROOM 3BEDROOM 3BEDROOM 3BEDROOM 313'7 x 8'8 (4.14m x 2.64m)Georgian style double glazedwindow to rear enjoying prettycountry views, radiator, telephonepoint, door to built-in airing cupboardwith radiator and shelving.

BEDROOM 4BEDROOM 4BEDROOM 4BEDROOM 415'4 x 12'4 (4.67m x 3.76m)Georgian style double glazedwindow to fore, radiator, TV point.

DETACHED DOUBLE GARAGEDETACHED DOUBLE GARAGEDETACHED DOUBLE GARAGEDETACHED DOUBLE GARAGE18' x 16'5 (5.49m x 5.00m)Concrete block construction withpitched roof, up and over door tofore, pedestrian part glass panelledside door and window, power andlighting connected, independentelectric fuse box.

EXTERNALLYEXTERNALLYEXTERNALLYEXTERNALLYThe property is approached viapillared access with wooden gateson to tarmac drive which extendsalong the front and side of theproperty to the detached doublegarage providing parking and turningareas. The lawned frontage isscreened by mature hedging andcomplimented by small trees andshrubs. A brick paved patio extendsalong the rear of the propertybordering a curved lawn area wherethe pretty country views over openfarmland can be fully appreciated.Outside lighting, cold water tap, oiltank.

SERVICESSERVICESSERVICESSERVICESWe are advised that mains waterand electricity are connected to theproperty, private drainage. OilCentral Heating.

VIEWINGVIEWINGVIEWINGVIEWINGBy appointment with the sellingAgents on 01545 570990 or e-mailaberaeron@johnfrancis.co.uk

OUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSOUR OFFICE HOURSMonday to Friday9:00am to 5:30pmSaturday 9:00am to 1:00pm

TENURETENURETENURETENUREWe are advised that the property isFreehold

GENERAL NOTEGENERAL NOTEGENERAL NOTEGENERAL NOTEPlease note that all floor plans, roomdimensions and areas quoted inthese details are approximations andare not to be relied upon. Anyappliances and services listed onthese details have not been tested.

DIRECTIONSDIRECTIONSDIRECTIONSDIRECTIONSFrom Aberaeron take the A482Lampeter road and carry on forapproximately 4 miles into the villageof Ciliau Aeron. Continue throughthe main crossroads, with the schoolon your right, proceed forapproximately half a mile to the nextsmall crossroads, turning leftsignposted Cilcennin (and Ty MawrMansion). Carry on into the village,passing the school on the right,down the hill and as you climb, theproperty will be seen on the left handside of the road.

John Francis is a trading name of Countrywide Estate Agents, an appointed representative of Countrywide Principal Services Limited, which is authorised and regulated by the Financial Conduct Authority.

We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these details or otherwise is given without responsibility on our part. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.

www.johnfrancis.co.uk

Ty Merlin, Cilcennin, Lampeter SA48 8RR