01554 759655 www.westwalesproperties.co.uk

Cysgod Y Coed Wern Road, Garnant, , Dyfed, SA18 1LN An exemplary, individually designed family home built to the highest standards. Located in a quiet cul de sac location on the edge of the village of Garnant with views across the village to the foothills of the Black Mountains the gateway to the world famous Brecon Beacons. The superior accommodation briefly consists: marble floored entrance hall, 26' lounge with beamed vaulted ceiling and mezzanine gallery above, kitchen/family room, dining room, sun room, utility room, gym. First floor: gallery landing, four double bedrooms (master with ensuite and many with upper rooms above), family bathroom. Externally: gated entrance with driveway, well-maintained gardens, ample parking and detached garage. No forward chain. EPC Rating: D

• Individually Designed • High Quality Throughout • Family Home • Four Bedrooms • Four Reception Rooms • Ample Parking • Detached Garage • EPC Rating: D

£385,000

COMPUTER-LINKED OFFICES THROUGHOUT WEST and Associated Office in Mayfair, London

22 Murray Street, , Dyfed, SA15 1DZ EMAIL: [email protected] TELEPHONE: 01554 759655 LOCATION Garnant is a Welsh mining village in the valley of the in , north of . The village of Garnant offers leisure facilities such as riverside walks, parks, recreation grounds, a modern primary school and an 18 hole golf course at Garnant Park which is one of the best municipal golfing facilities in Wales. The main shopping facilities are located at Ammanford town centre which is approximately 3 miles away. ENTRANCE HALLWAY Entered via PVCu double glazed doors with matching glazed panels. An impressive introduction to the property with marble flooring, bespoke handmade, ash staircase taking you up to the first-floor landing and a ceiling space that opens out to the first floor. An additional point of interest is the use of reclaimed radiators from a local Victorian school.

LOUNGE 26'0" x 16'0" (7.93 x 4.89) The showpiece room with a high vaulted ceiling with exposed beams, solid oak flooring, stone built inglenook fireplace with cast iron multi-burner and stairs leading to a mezzanine balcony overlooking the lounge and leading to the first floor landing.

LOUNGE GYM 20'9" x 9'11" (6.35 x 3.04) Additional ground floor room. Currently used as a gym, but could be used to suit as an extra reception, guest room or office space. KITCHEN/FAMILY ROOM 25'3" x 10'2" (7.72 x 3.11) The stairs to the right as you come through the entrance hall take you into the family heart of the home, past the cloakroom on your left you come into the kitchen/family room fitted with a bespoke hardwood kitchen with matching central island with reclaimed slate worktops and solid oak flooring with inlaid. tiles. The room has been designed with extra space for seating to allow the whole family to be together.

KITCHEN/FAMILY ROOM

DINING ROOM 17'2" x 12'0" (5.25 x 3.66) Glazed double doors lead from the kitchen into the dining room. Solid wood flooring throughout and incorporating a unique ceiling feature with underlighting. DINING ROOM

SUN ROOM 15'4" x 11'7" (4.69 x 3.54) A delightfully airy room with a beamed vaulted ceiling with open views into the garden towards the Black Mountains beyond.

UTILITY ROOM 12'0" x 6'1" (3.67 x 1.87) Plumbing for washing machine and dishwasher, space for dryer, tiled flooring, boiler room housing floor mounted oil boiler, shower room with shower enclosure, low level wc, wash hand basin, PVCu double glazed door leading to rear garden. FIRST FLOOR GALLARY LANDING A generous space with a double aspect with two windows to the front overlooking the entrance driveway and another window to the side . MASTER BEDROOM 15'8" x 13'8" (4.78 x 4.19) Two windows to front, walk-in wardrobe, ensuite shower room. Stairs from bedroom lead to an upper room ideal as office space or playroom (4.37m x 3.67m).

BEDROOM TWO 14'7" x 13'9" (4.45 x 4.21) Incorporating built-in double wardrobe and stairs to upper room (4.36m x 3.53).

BEDROOM THREE 13'4" x 11'9" (4.07 x 3.6) Incorporating walk-in storage area and stairs up to upper room (4.37m x 3.86m). BEDROOM FOUR 11'10" x 11'3" (3.62 x 3.43) Incorporating built-in wardrobe.

FAMILY BATHROOM A family bathroom with a little bit extra luxury including marble flooring, a contemporary style bath with a curved edge and a ' computerized shower room'

FAMILY BATHROOM EXTERNALLY From a gated entrance there is gravelled driveway and parking area leading to a detached garage. There is raised lawned area to the side with access both sides of the property leading to the rear garden. The enclosed rear garden is sectioned into separate areas including lawned, paved and decked areas. There is additional parking access via a double gate. The elevated position of the property allows for views across the village towards the Black Mountains

GARDEN

GARDEN VIEWS

GARAGE

GENERAL INFORMATION; View: By appointment with the Agents Services:

We have not checked or tested any of the Services or Appliances

Tenure: Freehold

We are advised Tax: Band: G DRAFT PARTICULARS; These are Draft details and should not be relied on. Please request an approved copy from our office before booking a viewing. FLOOR PLAN; Any plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. Dimensions are approximate. DO NOT SCALE. OFFER PROCEDURE. All enquiries and negotiations to West Wales Properties: We have an obligation to our vendor clients to ensure that offers made for the property can be substantiated. One of our panel of financial consultants, will speak to you to 'qualify' your offer. OTHER SERVICES OFFERED; WE RECOMMEND THAT ALL BUYERS SHOULD HAVE A SURVEY DONE ON A PROPERTY BEFORE THEY BUY IT. Please ask staff in our office if you would like us to recommend a Surveyor who could undertake this work for you. We can also give you details of professionals who can undertake Conveyancing, or provide Independent Financial Advice AGENTS NOTE; AGENTS NOTE: We have not seen or been provided with any planning consents or building regulations should they be necessary. OWNERS CONFIRMATION; I/We confirm that I/we have thoroughly checked the sales particulars produced by your agency, and I/we believe them to accurately describe the above property. I/We confirm that there are no restrictive covenants, rights of way or any other outstanding issues that may affect the value or sale of the Property other than those we have declared in your Property Information Questionnaire. I/We confirm that if we alter the property in any way we will inform you immediately in writing of the alterations so that your details can be updated. Signed:...... Date:...... The particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, any part of a contract. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any of the services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves of this prior to purchasing.

COMPUTER-LINKED OFFICES THROUGHOUT WEST WALES and Associated Office in Mayfair, London

22 Murray Street, Llanelli, Dyfed, SA15 1DZ EMAIL: [email protected] TELEPHONE: 01554 759655