PRICE Offers in the region of  £395,000

viewing By Appointment Through The Smallholding Centre Only

A very private and peaceful smallholding comprising tastefully refurbished 3 bed detached house, outbuildings and approx 11.5 acres level pasture and 1 acre of woodland. Surrounded by open countryside and Forestry Commission land.

Mountain Farm is beautifully situated on the edge of the village of Joppa with distant views of Mynydd Bach (little mountain). Comprising of a 3 bedroomed detached stone house under a slate roof, dating to the early 19th Century, with oil fired central heating and double-glazing. It further benefits from a stone range (which currently houses stables and storage, but could be suitable for conversion to a holiday let or business premises, subject to the normal consents), a 35m x 24m sand riding manège, workshop, garage, greenhouse and level pasture.

It enjoys a secluded and tranquil position, surrounded by open countryside and Forestry Commission land, and is in an area rich in bridle paths and natural beauty. It is, however, within easy reach of the Cardigan Bay coast (4.5 miles); university town of Lampeter (14 miles); picturesque harbour town of Aberaeron (10 miles) and the administrative centre of Aberystwyth (12 miles).

The accommodation, with approximate dimensions, comprises:

GROUND FLOOR

ENTRANCE HALL     Quarry tiled floor; windows to 2 sides; part-glazed stable door to front

LIVING ROOM     4.24m x 5.28m (13’11” x 17’4”)     Window to front; exposed stone wall; exposed stone fireplace with slate hearth, housing multi-fuel stove; shelved recess to either side of fireplace; exposed beams; radiator; wall light; stairs to first floor; open plan to Dining Room

DINING ROOM     2.49m x 4.24m (8’2” x 13’11”)     2 exposed stone walls; window to front; glazed double doors to Conservatory; radiator; exposed beams

CONSERVATORY     4.2m x 3.93m max (13’9” x 12’11”)     Hexagonal shaped room; laminate flooring; ceiling fan; double doors to garden

KITCHEN     2.18m x 7.88m (7’2” x 25’10”)     Range of pine fronted base units with work surfaces over; matching wall units; tiled splashbacks; stainless steel one and a half bowl sink; slate tiled floor; radiator; Stanley serving hot water and central heating systems; one window to side and two to rear; part glazed door to Utility Room; exposed beams; understair storage cupboard

UTILITY ROOM     3.2m x 1.21m (10’6” x 4’)     Lean-to; plumbing for washing machine; electric sockets; window to rear; door to garden

FIRST FLOOR

REAR LANDING     Window to rear; doors to Bathroom and Bedroom 3; steps to Front Landing

BATHROOM     3 piece bathroom suite; window to rear; part sloping pine clad ceiling; radiator; airing cupboard housing immersion heater and providing shelving

BEDROOM 3     3.9m x 2.15m (12’9” x 7’1”)     Window to rear; radiator; wall light; part sloping ceiling

FRONT LANDING     Window to front; loft access; radiator

This is a large space and could offer the possibility of creating a Study Area or even an Ensuite Bathroom for the main bedroom

BEDROOM 1     3.75m x 4.31m (12’4” x 14’2”)     Exposed stone wall; partially exposed A frames; window to front; radiator

BEDROOM 2    4.27m x 2.46m (14’ x 8’1”)     Window to front; radiator; wash hand basin; shower cubicle with Triton shower; extractor fan

EXTERNALLY

The property is approached over a 300m level, hard surfaced track through Forestry Commission land and thus enjoys a very secluded and private location. The house and buildings are grouped around a hard surfaced courtyard, which leads to a further hardstanding providing ample parking and turning. There are established gardens to the side and rear of the house, which are planted with an abundance of mature shrubs, flowers and trees.

The Buildings

STONE BARN     7.31m x 5.12m (24’ x 16’10”) currently divided into storage area and two stables; lean-to TACK ROOM to side 1.66m x 1.91m (5’5” x 6’3”); lean-to former PIGHOUSE to rear 4.58m x 2.36m (15’ x 7’9”); electricity connected

DOUBLE GARAGE     5.55m x 2.7m (18’2” x 8’10”) with concrete floor

WORKSHOP     5.3m x 3.88m (17’4” x 12’9”) with concrete floor

GREENHOUSE

The Land

The land extends to the rear and sides of the property. There is an area of coniferous woodland, which amounts to approximately one acre, and which provides a constant fuel supply for the woodburning stove. The remaining land is split into 7 paddocks, all well fenced, and provides flat grazing. The land extends to approximately 12.5 acres in total.

SERVICES

Mains Water (and unused well); Private Drainage; Oil-fired Central Heating; Council Tax Band E

DIRECTIONS

For directions to this property and an appointment to view please contact THE SMALLHOLDING CENTRE

THESE DETAILS HAVE BEEN INSPECTED BY THE VENDORS. UNLESS OTHERWISE STATED WE HAVE NOT SEEN COPIES OF ANY PLANNING CONSENTS, ARCHITECTS, OR OTHER CERTIFICATES. BOILERS OR OTHER FITTED APPLIANCES HAVE NOT BEEN TESTED. WE DO NOT HOLD A STRUCTURAL SURVEY REPORT ON THE PROPERTY. WHERE A PROPERTY HAS LAND, WE HAVE CHECKED THE ACREAGE WITH THE VENDORS BUT HAVE NOT MEASURED A LAND PLAN. THE ACREAGES ARE, THEREFORE, ONLY AN APPROXIMATION. TO AVOID DISAPPOINTMENT PROSPECTIVE PURCHASERS SHOULD CHECK THE CURRENT AVAILABILITY WITH THE AGENT BEFORE VIEWING.