Ffordd Helygen, Llanharry, Nr Pontyclun, CF72 9GJ - 3 bed - £175,000 - Watts & Morgan - Cowbridge

Property details

Bedrooms: 3

BRIEF DESCRIPTION An extremely well presented, detached home on this new development with 3 double bedrooms. Large living-dining room, second sitting room, kitchen, utility room and ground floor cloakroom. To the first floor: Large master bedroom with fitted wardrobes and ensuite shower room, a second double bedroom with fitted rodes, family bathroom and third, double bedroom. Off road parking. Enclosed, low maintenance garden to rear

SITUATION The Historic Town of Llantrisant and the adjoining Town of Talbot Green are situated some 3 miles away and offer a comprehensive range of retail and commercial facilities including a number of national out of Town stores, plus a leisure centre and sporting clubs. The nearby Villages of Llanharry and Pontyclun approximately 2 miles away offer a basic range of shopping facilities, public houses and primary schools. Pontyclun offers the added benefit of a main-line railway station. There is a Welsh medium comprehensive School at Llanharry and a well regarded Comprehensive School at Pontyclun known as "Y Pant".

The Market Town of Cowbridge some 5½ miles to the south, offers an excellent range of quality shops, restaurants and public houses, a leisure centre, various sporting clubs and well regarded schools. The Heritage Coastline lies to the south west of the Vale of Glamorgan, with its beautiful cliff top walks and mixture of sandy and stony beaches. Cardiff City Centre is only 25 minutes

away.

ACCOMMODATION Fitted carpets, where seen, are included in the guide price. Accommodation, with approximate room sizes, briefly comprises:-

ENTRANCE Entrance to the property from covered porch through part frosted glass door into hallway. Staircase leads to first floor while doors lead into family room and also into lounge with further accommodation beyond. Coving and light to ceiling. Wood effect flooring.

FAMILY ROOM 16' 2" x 7' 11" (4.94m x 2.42m) A second, multi-purpose reception room of which maximum measurements have been taken to include the store cupboard housing wall mounted Ferroli gas combination boiler. A broad, deep silled window looks into front driveway. Coving and light to ceiling. Tiled floor.

LIVING ROOM 28' 11" x 12' 3" (8.83m x 3.75 narrowing to 3.18m) Maximum measurements taken of this large living-dining space into the double glazed, square bay window which looks over front driveway and surrounding area. The living room is open-plan to a dining area and benefits from double opening doors with matching clear glazed side windows leading onto paved patio and garden. The principal, living space features a traditionally styled mantle piece with marbled hearth and insert and inset living flame gas fire. Coving and lights to ceiling with wiring for wall lights. Door to under-stairs storage space. A further door opens to:-

KITCHEN 12' 3" x 8' 5" (3.75m x 2.58m) Positioned to the rear of the property, this kitchen has a window looking into the garden. This fitted kitchen includes a range of base units, matching wall cupboards, glass fronted display cupboard and open corner shelves and with granite effect work tops surrounding sink unit. 'Siemens' black electric oven, brushed stainless steel 'Caple' four burner hob and fully integrated 'Creda' extractor hood over all to remain. Space and plumbing point for dishwasher and for tall fridge/freezer; ample space available for dining table if required. Ceramic tiled splashback to work surfaces with ceramic tiled floor extending through doorway to:-

UTILITY ROOM 8' 10" x 4' 9" (2.70m x 1.45m) Adjacent to the kitchen and with work surface surrounding sink, storage cupboard beneath and space/plumbing for washing machine. Ceramic tiled splashback to work surfaces. Extractor fan. Part glazed door to side path leads to either front or rear elevations. Door opens from utility room into:-

CLOAKROOM/W.C. Frosted glass window to side elevation. Hand basin with tiled splashback.

FIRST FLOOR Landing

A central landing area with doors to bedrooms and to family bathroom. Light and loft hatch to ceiling. One door opens to airing cupboard containg a range of storage shelves.

MASTER BEDROOM 14' 2" x 9' 4" (4.32m x 2.85m) A large double bedroom of which maximum measurements have been taken from the front of the good range of fitted wardrobes running to one interior wall. A broad window gives natural light and looks along Stryd Silurian. Door opens into:

EN-SUITE 6' 0" x 6' 5" (1.85m x 1.96m) A three piece showering suite including pedestal hand basin with tiled splashback, w.c, and fully tiled corner shower cubicle with wall mounted, traditionally styled shower within. Laminate wood flooring. Light and extractor to ceiling; shaver light over basin.

BEDROOM 2 13' 7" x 8' 7" (4.15m x 2.63m) A second very good sized double bedroom with window looking over the sheltered, enclosed rear garden and surrounding area. Measurements taken from the front of the range of built-in wardrobes running to one wall.

BEDROOM 3 10' 8" x 9' 4" (3.27m x 2.86m) A third double bedroom, also positioned to the rear of the property with window looking over garden and surrounding area. Free-standing wardrobe to remain if required.

FAMILY BATHROOM Frosted glass window to rear elevations. Traditionally styled suite including pedestal hand basin with tiled splashback, w.c. and side panelled bath, tiled surround, glass screen and shower attachment to mixer taps. Light and extractor to ceiling. Wood effect flooring.

OUTSIDE To the front of the property there is access from Ffordd Helygen over drop-down curb to off-road tarmac topped parking for two cars. This runs past a chipped, low maintenance front garden to principal entrance doorway. To the rear of the property is a landscaped, low maintenance garden area with a paved patio seating area accessible directly from living room. This leads onto a larger chipped garden with planted shrub borders and includes a further paved seating area and a free-standing wooden garden store, shielded by wooden trellising. A path to the side of the property leads to utility room and also back to the front elevation.

TENURE Leasehold. 99 years from 2001 Ground Rent £90 Per Annum



SERVICES All mains services connected. Metered water supply.

COUNCIL TAX BAND Band 'E'.

DIRECTIONS From our Cowbridge office, travel in an easterly direction along High Street to the traffic lights. Turn left at onto A4222 Aberthin Road and continue through the village of Ystradowen and on towards Pontyclun. Pass over the M4 and take the first left hand turning, signposted Llanharry. Continue along this road and take the turning, after about 1 mile, into Stryd Silurian. Ffordd Helygern will be to your left, no 1 being the first house on the corner of this cul de sac.

VIEWINGS Strictly by appointment with the Selling Agents at their Cowbridge Office (01446) 773500