Graig Penllyn, Near Cowbridge, Vale Of Glamorgan, CF71

An immaculate family home to the centre of this ever popular village and close to the village green . It is set within a plot of about 3/4 acre and offers spacious, adaptable accommodation. Entrance porch, hallway, cloakroom. Family lounge with open fire, dining room, kitchen/breakfast room, utility room and study. Principal bedroom with dressing area and en suite shower room, second en suite guest bedroom, two further double bedrooms and family bathroom. Ample driveway parking and double garage. Extensive gardens to three sides, close to 3/4 of an acre in total. EPC RATING: D.

SITUATION

Graig Penllyn is an active, lively community of attractive old and new properties scattered either side of a wooded valley. Local facilities include picturesque playing fields, a children's play park, tennis courts and a popular public house, The Barley Mow. In the neighbouring village of Penllyn there is a public house and village hall. A well regarded primary school is located in the nearby village of Llangan; it is a 'feeder' school for Cowbridge Comprehensive: a School bus takes the children to and from the 'Comp'. The market town of Cowbridge provides excellent facilities including Waitrose and a wide variety of shops, a library, health centre and a range of sport and recreation facilities including squash club, tennis club, cricket club, sports centre, etc.

ABOUT THE PROPERTY

* Roen House is an immaculate home located in the heart of this much sought after Vale Village close to Cowbridge.* The accommodation has been tastefully modernised in recent years and offers generous family accommodation.* Entrance porch opens into a central hallway off which all the reception rooms are located; staircase leads to first floor.* Family lounge runs the depth of the property with bay window to the front elevation and double doors, to the rear, leading to the west facing sheltered patio with gardens beyond.* The lounge has, as a focal feature, a working open fire recessed within a stone mantelpiece and chimney breast.* A second sitting room / study / playroom looks to the front garden while a dining room enjoys a westerly aspect with square bay window to its rear looking out over the paved terrace.* Modern kitchen includes a good range of units with solid granite work tops and ample space remaining for a family dining table.* Rangemaster range cooker is to remain; so too a fully integrated fridge and dishwasher. An adjacent utility room houses an integral freezer (to remain) and has space/plumbing for a washing machine.* To the first floor the landing area has doors leading to all four bedrooms and to the bathroom.* Roen House was originally configured as a five bedroom home and has potential to reinstate a fifth bedroom if required.* The largest bedroom has a broad window to the front elevation; a dressing area and an adjacent en-suite shower room with contemporary walk-in shower.* A second en suite bedroom (originally two bedrooms) looks to the front of the property with sizeable bedroom area, dressing area with fitted wardrobes and its own shower room.* Bedrooms three and four are both good double rooms and both share use of a family bathroom.

GARDENS AND GROUNDS

* Roen House is set within a small cul-de-sac of similar, family homes surrounded by a plot of .. of an acre.* It offers plenty of driveway parking, the driveway leading, in turn, into a double garage.* Steps lead up from here to a lovely flagstone terrace fronting the property and to the principal entrance doorway.* Gated entrances, to two sides, run through to the rear garden to a paved rear terrace with larger proportion of garden beyond.* Immediately to the rear of the property is a west facing, sheltered terrace accessed directly from the family lounge and overlooked by both the kitchen and the dining room.* From here steps lead through mature planted beds and lead, in turn, to a significantly larger lawned area to the top.* This sizeable additional space is positioned to catch much of the sun. It has its own garden store shed, to the rear, by fields.* The property is surrounded by gardens to three sides; a public footpath skirts along the northern boundary of the property.

ADDITIONAL INFORMATION

Freehold. Mains electric, water and sewerage connect to the property. Oil-fired central heating. Council tax: Band: H

PROCEEDS OF CRIME ACT 2002

Watts & Morgan LLP are obliged to report any knowledge or reasonable suspicion of money laundering to NCA (National Crime Agency) and should such a report prove necessary may be precluded from conducting any further work without consent from NCA.