DIRECTIONS From the centre of Bridgend, take the A4061 as if heading towards M4 Junction 36. Continue straight across at the first (Brackla) roundabout, and continue on to the second roundabout. Take the third exit, signposted 'Coity'. Continue along this road (Heol West Plas), into the village of Coity. Turn left immediately past the Post Office / Village store into Heol Spencer. Sycamore Cottage is set back from the road on your right hand side, after approximately 200 metres.
ENTRANCE HALL Entrance to property through Georgian style uPVC door with frosted glass fanlight detailing and frosted glass side screen. Doors lead to living rooms and to kitchen while staircase, with store cupboard beneath, leads to first floor. Coving and lights to ceiling. One further door to:-
CLOAKROOM/WC WC and corner hand basin with tiled splashback. Laminate flooring, downlighter and extractor to ceiling.
LOUNGE 24' 8" x 11' 1" (7.52m x 3.38m) A good size family lounge of which measurements have been taken into the uPVC double glazed bay window to front elevation. Double width, sliding doors open on to paved patio with garden beyond. This room also features chimney breast with ´Adam-style´ mantelpiece and fire surround with marble hearth and with inset gas fire. Potential to reinstate as open fire. Cornice, roses and lights to ceiling with wiring for two wall lights.
DINING ROOM 12' 3" x 9' 8" (3.73m x 2.95m) Coving and light to ceiling. Solid wood flooring. Double width doors open in to:
CONSERVATORY 10' 8" x 9' 7" (3.25m x 2.92m) A modern conservatory glazed to three sides and built onto low level walling with double doors opening on to patio with garden beyond. Ceramic tiled floor. Wiring in place for ceiling light. Wall mounted heater. Clear glazed self cleaning glass roof.
KITCHEN/BREAKFAST ROOM 11' 9" x 10' 0" (3.58m x 3.05m) Accessed from hallway and with window overlooking back garden. The kitchen itself is fitted with a range of wooden base units and solid granite worktops surrounding circular basin and matching adjacent drainer. Built in Belling double oven with four burner brushed stainless steel gas hob, fully integrated extractor hood over and tntegrated fridge all to remain. Coving and light to ceiling. Ceramic tiled splashback; ceramic tiled floor extends through door into:-
UTILITY ROOM 10' 0" x 6' 10" (3.05m x 2.08m) Fitted with base units, matching wall cupboards, glass fronted display cupboards and open corner shelves. Worktops surround sink; space and plumbing beneath for washing machine, dishwasher and for one further appliance. Ceramic tiled splashback. Coving and light to ceiling. Door leads into integral garage while a clear glazed uPVC door and matching side window open on to rear garden.
STUDY 9' 9" x 9' 5" (2.97m x 2.87m) A third reception room accessed from hallway currently used as a home study. Window overlooks front drive and garden. Coving and light to ceiling. Solid flooring. With a range of book cases to remain and included within sale price.
FIRST FLOOR LANDING AREA Large landing area with dormer window to front elevation. Doors lead to bedrooms and to family bathroom. One further door open fully tiled shower cubicle with glass side screen, folding glass door and wall mounted chromed shower within. Downlighters and extractor to ceiling. Also deep airing/storage cupboard with slatted shelves and hanging rails beneath. Central heating radiator, loft hatch.
MASTER BEDROOM 21' 11" x 11' 1" (6.68m x 3.38m) A large master bedroom with dormer window to front elevation and tall, double width sliding doors opening on to balcony overlooking rear garden and enjoying sweeping views over farmland to rear. Coving and lights to ceiling. With a good range of built in wardrobes/storage cupboards with floor-to-ceiling sliding doors. Door opens in to:-
EN-SUITE BATHROOM 9' 1" x 6' 8" (2.77m x 2.03m) Frosted glass window to rear elevation. A three piece bathroom suite comprising wc, pedestal hand basin and bath with folding glass screen and wall mounted shower over. Coving and light to ceiling. Laminate wood flooring. Walls partly tiled with bath area being tiled to ceiling level.
BEDROOM 2 12' 6" x 14' 6" (3.81m x 4.42m) An especially generous second double bedroom with window to front elevation. Coving and light to ceiling. Built in wardrobes with floor-to-ceiling sliding doors.
BEDROOM 3 11' 8" x 9' 11" (3.56m x 3.02m) A third double bedroom with window overlooking rear garden and farmland beyond. Coving and light to ceiling. With a range of built in wardrobes with floor-to-ceiling mirrored sliding doors.
BEDROOM 4 9' 8" x 9' 5" (2.95m x 2.87m) A fourth double bedroom with dormer window to front elevation. Coving and light to ceiling.
FAMILY BATHROOM 10' 4" x 9' 11" (3.15m x 3.02m) A large, contemporary family bathroom with frosted glass window to rear elevation. Fitted with a modern ´Heritage´ suite comprising ceramic hand basin built in to work surface with storage beneath, adjacent wc with concealed cistern and freestanding, roll top bath with chromed mixer taps. Corner shower cubicle with chromed shower and broad overhead rose. Walls predominantly tiled. Coving and lights to ceiling.
OUTSIDE To the front of the property, access from Heol Spencer over drop down kerb onto block paved driveway (shared in part with neighbouring property). This extends to the front of the property with parking for 2 cars and surrounds an area of lawn with adjacent planted flower and shrub border. Path runs to side through gated entrance onto garden. Covered porch lead to main entrance doorway.
INTEGRAL GARAGE 18' 1" x 12' 7" (5.51m x 3.84m) Accessed from driveway through metal remote control up and over door. Power connected. High level fuse board. Freestanding ´Worcester Bosch Highflow 400" gas combi boiler. Internal door leads in to utility room.
To the rear of the property is an enclosed garden backing on to farmland. There is a paved patio accessible from both conservatory and from lounge which leads on to on to a much larger lawned area with a second, paved seating area to far corner of garden.
SERVICES All mains connected.
ENERGY PERFORMANCE CERTIFICATE A full copy of the Energy Performance Certificate is available on request.
MEASUREMENTS All measurements have been taken by sonic tape and are approximate and should not be relied upon for carpets or furnishings as their accuracy cannot be guaranteed and could be subject to a small margin of error.
PROCEEDS OF CRIME ACT 2002 Watts & Morgan LLP are obliged to report any knowledge or reasonable suspicion of money laundering to SOCA (Serious Organised Crime Agency) and should such a report prove necessary may be precluded from conducting any further work without consent from SOCA.