A well appointed semi-detached family home offering two reception rooms on the ground floor together with a well fitted kitchen/breakfast room, store/utility room, shower room and entrance hall. Upstairs are two double bedrooms and a single bedroom. The property benefits from oil fired central heating and double glazed throughout. Plenty of driveway parking to front with an attractive enclosed garden to rear via close boarded fencing and laurel hedgerow. The property has a lovely outlook to front with open green and playing fields.

Llangan is a delightful, rural village and offers excellent school catchment into Llangan Primary School and Cowbridge Comprehensive School. It sits comfortably within the new secondary school location catchment area. Excellent access onto the M4 corridor through St Marys and onto junction 35 (M4), close proximity to Cowbridge being only a five minute drive away and all it has to offer in terms of local amenities, as well as just a short 20 minutes drive to Cardiff.

---

ACCOMMODATION

---

---

GROUND FLOOR

---

Entrance Hall: 8'11" x 6'5" Entered via composite UPVC front door with inset opaque lead lined vision panel. Open entrance hall with understairs storage. Full turn staircase leading up to first floor landing. Skimmed walls and ceiling. Electric underfloor heating with a wall mounted thermostat (Can also can be controlled by wifi app) Terracotta tiled flooring. Radiator. Oak doorway leading to;

Living Room: 14'2" x 11'8" Modern and spacious reception room with open fireplace housing graphite clear view log burning stove with slate hearth and surround and oak mantle. Skimmed walls and ceiling with inset LED spotlighting. Parquet wood block flooring. Oak doorway leading through into kitchen. UPVC double glazed sliding doors offering natural light and open through into conservatory.

Kitchen/Breakfast Room: 6'4" x 21'10" Modern fitted kitchen with matching wall and base units in a cream high gloss finish with sleek chrome handles and graphite work surfaces. Features include 1.5 sink and grooved drainer with chrome mixer tap. Space for up and over fridge/freezer and under counter washing machine. Electric fan double oven with Bosch induction four ring hob and overhead chimney extractor. Overhanging graphite breakfast bar. Range of UPVC double glazed windows to rear and side. UPVC half glazed door to side. Skimmed walls and ceiling with inset LED spotlighting. Attractive pastel shade mosaic tiling to splashbacks. Herringbone China slate laid flooring. Modern graphite vertical radiator. Electric consumer unit. Oak double doors lead into;

Store Room/Utility Area: UPVC double glazed opaque window to side. Skimmed walls and ceiling. Matching Herringbone tiled flooring. Power and light. Can be used as utility cupboard with washer and dryer as benefits from water and drainage connection.

Conservatory: 11'2" x 11'4" UPVC construction set on a double skinned dwarf wall with PVC ceiling cladding. Range of UPVC double glazed windows to rear and side. UPVC double glazed patio doors opening out onto attractive rear gardens. Timber boarded flooring. Power and light. Double radiator.

Shower Room: Modern fitted three piece suite in white comprising a large walk in shower, wash hand basin with underset vanity unit in white high gloss. Low level dual flush WC. Half tiled walls with tiled splashbacks surrounding the shower. Two UPVC double glazed opaque windows to front. Porcelain tiled flooring. Electric underfloor heating (can be controlled via wifi app). Full height chrome towel rail.

---

FIRST FLOOR

---

Landing: Accessed via full turn staircase to open landing. Carpeted flooring. UPVC double glazed window to front with inset plantation shutters. Skimmed walls and ceiling. Double radiator. Access to loft via hatch.

Bedroom One: 11'8" x 11'11" Two UPVC double glazed windows overlooking pretty rear gardens with inset plantation shutters. Skimmed walls and ceiling. Fitted carpet. Double radiator.

Bedroom Two: 7'10" x 12'0" UPVC double glazed window to rear with inset plantation shutters. Skimmed walls and ceiling. Fitted carpet. Radiator. Two door run of fitted wardrobes with further built in fitted wardrobe.

Bedroom Three: 11'8" x 6'5" UPVC double glazed window to front with inset plantation shutters. Skimmed walls, wallpapered ceiling. Carpeted flooring. Radiator.

Outside: Set back from the road via block paviour driveway with space for three cars. Access to front door. Side access leads around to attractive rear garden. Flat, private and secluded via both timber boarded fencing and a laurel hedgerow. Access to rear via patio doors. Flagstone laid al fresco dining terrace with steps down to a lawned parcel with a variety of raised beds. Patio outdoor electric socket and outdoor electric hook up for hot tub. Pedestrian side gate. Block built storage shed with light and power. 1000l Oil tank for heating system.

Directions: From our offices at 67 High Street, Cowbridge, take the A48 road heading towards Bridgend. As you reach the Pentre Meyrick crossroads, turn right and follow the road into Llangan. Llangan Primary School will be on your left hand side, travel along passing the commercial units and Timbers Green. In about 20yards, take the left hand turning into Fferm Goch. The property will be on your left hand side half way down.