A Delightful 10 acre smallholding set in wonderful convenient rural location on the fringe of village and standing in pretty gardens and grazing paddocks comprising spacious Period farmhouse and comprehensive range of stables, tack rooms and implement store together with 40m x 20m ménage and indoor school with independent access road. The property provides the following versatile accommodation: Reception Hall; Sitting Room with feature fireplace; Fitted Kitchen/Living Room; Conservatory; Shower Room; Utility Room; Large lounge with feature fireplace, 5 Bedrooms and Bathroom. Double Glazing. Propane gas fired central heating. Driveway to spacious parking area. Garden shed. Range of stables. Grazing and amenity paddocks with road frontage. Delightful grounds with extensive areas of lawn throughout which are beautifully stocked herbaceous borders. Many specimen trees and shrubs

Utility Room - 2.73 x 2.59 (8'11" x 8'5") - Single drainer stainless steel sink unit with mixer tap. Worcester boiler for heating requirements. Plumbed for washing machine. Ceramic tiled floor.

Kitchen/ Dining Room - 7.51 x 2.58 (24'7" x 8'5") - 1 and a half bowl stainless steel sink unit with mixer tap. Hot point ceramic hob cooker with extractor hood above. Fitted range of base and wall cupboards together with attractive glazed dresser style display. Slate effect tiled floor. Access to under stairs cupboard. 2 radiators.

Conservatory - 4.26 x 3.17 (13'11" x 10'4") - Stone effect tiled floor. Radiator.

Shower Room - 2.57 x 1.74 (8'5" x 5'8") - Walk-in glazed and tiled surround shower. Hand basin and low level WC in vanity styled unit. Fully tiled walls. Ceramic tiled floor. Radiator.

Sitting Room - 7.71 x 3.73 (25'3" x 12'2") - Multi-fuel stove in feature surround. Open staircase to first floor. Built-in cupboard. 2 radiators.

Front Porch - 1.90 x 1.03 (6'2" x 3'4") -

Inner Hall - Staircase to first floor.

Lounge - 8.50 x 4.96 (27'10" x 16'3") - Open fireplace in stone surround with slate half. Patio door to rear garden. Wall lights. 2 radiators.

First Floor Landing - 4.94 x 1.77 (16'2" x 5'9") -

Bedroom - 4.93 x 4.27 (16'2" x 14'0") - Radiator.

Bedroom - 4.01 x 3.33 (13'1" x 10'11") - Radiator.

Bedroom - 2.63 x 2.41 (8'7" x 7'10") - Radiator.

Bathroom - 2.56 x 2.35 (8'4" x 7'8") - Neptune shower above bath with glazed and tiled surround. Hand basin with mixer tap in vanity unit. Low level WC. Fully tiled walls. Radiator.

2nd Landing -

Bedroom - 3.76 x 3.46 (12'4" x 11'4") - Ceiling skylight. Exposed ceiling beams. Radiator.

Bedroom - 3.40 x 3.10 (11'1" x 10'2") - Hand basin. Access to attic. Exposed ceiling beams. Radiator.

Outside - The property is approached from the county road via a wide entrance that leads into a spacious hardcore and concrete courtyard at the front of the stable block.

Stable Block - This is located around the enclosed courtyard and comprises 6 loose boxes and tac room.

Indoor Riding School -

Grounds - The property stands in spacious, mature gardens. Immediately to the side of the house is a level sandstone paved patio leading onto a spacious decked patio from where there are wonderful views over the surrounding countryside. There are established lawns around the property together with herbaceous boarders.

Land - Extends in total to sub 10 acres or thereabouts. Pasture and amenity paddocks together with an area of mature native woodland.

Services. - We are advised that the property is connected to mains, electricity and water. Private drainage to septic tank.

Tenure & Possession. - Freehold with vacant possession on completion

Council Tax - We are advised that the property is in Band 'D '

Education. - A wide range of state schools are to be found in Llandybie, Blaenau, Ammanford, Llandeilo, Ffairfach and Gorslas (Welsh language secondary) - . Private schools include Llandovery College, St Michaels, Llanelli and Christ College, Brecon (independent schools )

Sporting And Recreational - There are wonderful opportunities for walking and cycling from the property. Llandybie offers it's own Tennis club and Ammanford Rugby, Bowls clubs and leisure centre. There are Golf courses at Llandybie, Garnant and Carmarthen. The area is noted for its ancient castles and Gardens, with Aberglasney and the Botanic Garden of Wales within half an hours drive. The extensive Gower, Carmarthen and Pembrokeshire coastline are within an hours drive.

N B - These details are a general guideline for intending purchasers and do not constitute an offer of contract. BJP have visited the property , but not surveyed or tested any of the appliances, services or systems in it including heating, plumbing, drainage etc. The Sellers have checked and approved the details, however purchasers must rely on their own and/or their Surveyor's inspections and the Solicitors enquiries to determine the overall condition, size and acreage of the property, and also any Planning, Rights of Way, Easements, or other matters relating to it.

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