Barbara House, LLanon SY23 5HJ Offers in the region of £174,950 • Double Fronted Property • Grade II Listed • 3 Bedrooms, 2 Receptions Rooms • Walled Rear Garden • EER-25

John Francis is a trading name of John Francis (Wales) Ltd which is Authorised and Regulated by the Financial Services 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, Đttings 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 veriĐed 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 conĐrm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. HJ/WJ/28151/041013 ENTRANCE HALLWAY displays, plate rack, Entered via recessed breakfast bar, plumbing DESCRIPTION for dishwasher and Double fronted Georgian hardwood entrance door with fan light over, high washing machine, style property, centrally localised wall tiling, located within the coastal ceiling with ceiling arch, pressed oak flooring, stripped wood flooring, village of Llanon on the ceiling spotlights, wall beautiful Cardigan Bay radiator, electricity fuse box, telephone point, lighting, cast iron range, coastline. The Grade 2 radiator, door to; Listed property provides attractive exposed wood staircase, pine doors to; for nicely proportioned CELLAR family accommodation to SITTING ROOM Divided into 2 areas, low include two Receptions, 15'4 x 8'9 (4.67m x headroom, lighting three bedrooms together 2.67m) connected, cold water tap. with separate study/ Georgian style window to nursery on the first floor. fore with wide sill, FIRST FLOOR SPLIT The property boasts many Victorian style cast LANDING features of its former era, fireplace with timber Stairs to main landing; such as the old Victorian mantle and surround, MAIN LANDING fireplaces in most of the slate hearth, built-in rooms, built in alcove Access to loft area, doors alcove cupboards, to; cupboards together with pressed oak flooring, an attractive staircase to radiator, TV point. BEDROOM 1 the half gallery landing on 14'10 x 8'5 / 7'9 (4.52m x the first floor. The kitchen DINING ROOM / 2.57m /2.36m) breakfast room looks over RECEPTION 2 Georgian style window a pretty walled rear 13'5 x 8'11 / 7'5 (4.09m x with wide sill to fore with garden, with seating 2.72m /2.26m) some sea views, small areas to enjoy a pleasant Georgian style window to Victorian cast fireplace set country aspect. EER-25 fore, original panelled on slate hearth with timber surround, picture rail, mantle and surround, SITUATION Victorian cast fireplace radiator. The property is centrally with timber mantle and located within the coastal surround set on slate STUDY / NURSERY village of Llanon which hearth, alcove cupboards 6'5 x 6'1 (1.96m x 1.85m) provides for a number of with part glazed display, Georgian style window to amenities to include shop radiator, TV point. fore, sea views, built-in and Post Office, butcher, shelving, small radiator. primary school, public KITCHEN / BREAKFAST houses, fast food outlets, ROOM BEDROOM 2 garage and filling station 14'6 x 7'6 + 9'5 x 6'10 14'10 x 9'4 (4.52m x together with bus service. (4.42m x 2.29m +2.87m x 2.84m) The picturesque Georgian 2 Georgian style windows Georgian style window to harbour town of to rear with wide sills, part fore with some sea views, Aberaeron lies glass panelled rear Victorian range style approximately 4 miles to entrance door to garden, fireplace, slate hearth and the south whilst the larger Shaker style fitted kitchen timber mantle and University town of comprising of base, wall surround, radiator. Aberystwyth is situated and drawer units with REAR LANDING approximately 11 miles to block wood worktops, 1½ Georgian style window the north; and offers a bowl stainless steel single with wide sill to rear with large retail stores, bus drainer sink unit with pretty view over the and rail links and mixer tap, built-in Algar 4 garden, doors to; employment burner LPG hob and opportunities. electric fan oven with filter BEDROOM 3 hood over, open fronted www.johnfrancis.co.uk 9'2 x 7'10 (2.79m x and drainage are 2.39m) connected to the property. Georgian style window to LPG gas central heating rear, small Victorian style system. range fireplace, radiator, cupboard housing VIEWING Worcester LPG boiler By appointment with the servicing the domestic hot selling Agents on 01545 water and central heating. 570990 or e-mail aberaeron@johnfrancis. BATHROOM co.uk 7'9 x 7' (2.36m x 2.13m) OUR OFFICE HOURS Georgian style window to Monday to Friday rear, tiled sill, pedestal 9:00am to 5:30pm wash hand basin with Saturday 9:00am to mixer tap, low level WC, 1:00pm corner bath with mixer shower tap over, localised TENURE wall tiling, radiator, tongue We are advised that the and groove panelling to property is Freehold walls and ceiling, ceiling GENERAL NOTE downlighters, half timber Please note that all floor panelled walls, laminate plans, room dimensions flooring. and areas quoted in these EXTERNALLY details are approximations The property is and are not to be relied approached via a gated upon. Any appliances and access to a small services listed on these enclosed frontage with details have not been low wall and wrought iron tested. railings and a path to DIRECTIONS recess front entrance. The From our Aberaeron rear enclosed walled Office, proceed in a garden is mainly laid to northerly direction along lawn with central path to the A487 passing through decked patio and seating the village of Aberarth and areas and complemented continue directly onto by attractive planted Llanon. Proceed through borders. the centre of the village, SERVICES passing the shop, We are advised that followed by the garage on mains water, electricity the left where the property will be located on the right hand side of the road.

John Francis is a trading name of John Francis (Wales) Ltd which is Authorised and Regulated by the Financial Services 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, Đttings 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 veriĐed 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 conĐrm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. Barbara House, LLanon SY23 5HJ

www.johnfrancis.co.uk