Panorama Road, Barmouth LL42

Panorama Road, Barmouth LL42

5 Bedroom | Freehold | 2 Baths | Outbuildings | Secondary Accomodation | Character Property | 1,338 acres (541.5 hectares)

Guide price £4,000,000
Barmouth 2.1 miles
Llanaber 2.1 miles
Morfa Mawddach 2.7 miles

A rare opportunity to purchase a productive and diversified hill farm with a farmhouse, holiday accommodation, a hydro-electric scheme located near Barmouth, Gwynedd in all extending to approximately 1,338 acres (541 hectares).

Available as a whole in a single lot.

A rare opportunity to purchase a diversified upland hill unit enjoying stunning views over the Mawddach Estuary and the Cader Idris mountain range.

• A substantial farmhouse that combines traditional features with contemporary design.

• A detached three bedroom cottage providing a well-established holiday accommodation business.

• A 34kw hydroelectric scheme commissioned and certified under the Microgeneration Certification Scheme on 1st December 2015.

• A range of traditional and modern agricultural buildings suited for an extensive upland unit.

• Approximately 1,338 acres of improved grassland, permanent pasture, ffridd ground and upland grazing of which 564 acres is classed as common ground with Sylfaen Farm holding the sole grazing rights.

Sylfaen farm is available as a whole, in a single lot.

LOCATION
Sylfaen Farm occupies an elevated position above the Mawddach Estuary and is located approximately 2.3 miles from the popular tourist town of Barmouth.

The property is located approximately 12 miles from the town of Dolgellau with the market town of Porthmadog being 20 miles to the North. The University City of Bangor offers the closest main line direct train links with Holyhead and London Euston and is well located for accessing the A55 North Wales Expressway and the national motorway network

AMENITIES
The coastal town of Barmouth is a popular summer tourist destination and hosts a range of shops, cafes and public houses as well as a local authority primary school and an independent primary school.

The market town of Dolgellau offers a wider range of pubs, shops and local services as well as primary and secondary educational facilities. For a wider range of amenities and services, including national supermarkets and retailers, then Porthmadog is within close reach.

FARMHOUSE
Sylfaen Farmhouse is a traditional stone-built farmhouse that was substantially extended and modernised in 2015. The property provides spacious accommodation with five bedrooms
and a family bathroom on the first floor. The internal space is finished with an eye to detail and to an exceptionally high standard with a mixture of modern décor whilst retaining many traditional features.

The farmhouse is accessed by way of a useful porch which in turn leads to the generous open plan kitchen at the heart of the property. The standard is exceptional and the theme continues into the adjoining living space which enjoys a number of fine features, including exposed roof timbers and bi-fold doors that lead to the outside terrace. The rest of the ground floor is comprised of a utility room, a downstairs toilet, a comfortable living room and a modern office room that could be utilised for a number of uses. The first floor benefits from five good sized bedrooms and a family bathroom.

Externally there is a large raised terrace with a feature glass balustrade from which there are breathtaking views of the Mawddach Estuary and the Cadair Idris mountain range. Sylfaen Farmhouse is perfect for outside living with a real sense of splendid isolation. The terrace will be a delight to families and equally suited to outside entertaining with friends.

COED Y FOEL COTTAGE
The cottage was formerly the home of a Barmouth sea captain and was originally constructed circa 1740. The property was extensively restored in 2012 and subsequently modernised and offers attractive accommodation throughout.

The ground living accommodation comprises a good sized living room with wood burner nestled in a large inglenook fireplace. The remainder of the room is thoughtfully laid out with the kitchen dining space offering a modern fitted kitchen with tasteful touches, such as the granite worktop and a Belfast sink.

The remaining ground floor accommodation is accessed from the kitchen area providing a split-level bedroom area with a large double room on the first floor and a twin room and bathroom on the ground floor. The remaining first floor accommodation is accessed from the living area by way of the bespoke timber spiral staircase to the largest of the three bedrooms, which is also ensuite.

Externally, the cottage benefits from the same stunning views as Sylfaen Farmhouse, which can be viewed from the paved entertaining area and lawned garden.

The property has been operated by the current owner as a successful holiday accommodation business for a number of years with many guests returning year after year. Further information in respect of the holiday accommodation business is available upon request from the selling agent.

BUILDINGS
The agricultural buildings at Sylfaen
Farm are a mixture of general-purpose modern portal frame agricultural buildings and traditional stone-built buildings. The modern agricultural buildings are well suited for a beef and sheep livestock unit. The buildings and farmyards are clean and have been well maintained by the current owner.

The agricultural buildings are easily accessible from the main access track into the holding.

Sylfaen Farmhouse is located within close proximity to the agricultural buildings, however, is located to the west of the buildings and yards therefore maintaining a degree of separation from the working heart of the holding.

The tracks and yards are of concrete construction which is a benefit for working vehicles and moving and managing livestock on the holding.
The traditional stone buildings are used for general storage and some livestock housing.

LAND
Sylfaen Farm is an extensive upland farm extending in total to approximately 1,338 acres. The farmland is a mixture of permanent pasture and improved grassland, which is primarily in-bye
land with the remaining land being comprised of ffridd, marginal grazing on rush ground and rougher grazing at the higher elevations.

The in-bye land in and around the farmstead extends to approximately 155 acres of which in the region of 55 acres is capable of producing silage or winter forage crops with a further 100 acres, or thereabouts, down to permanent pasture.

There are a further 600 acres or so of ffridd ground below the mountain ground. This land is suitable for livestock grazing throughout the year with the residue of land being comprised of upland rough grazing and which extends to approximately 580 acres.

The land benefits from a number of well- maintained farm tracks which allow ease of access as well as access to the higher ground for gathering.

Approximately 564 acres of the land is registered as common land under the following Unit Registers:

• CL151 being the right to graze on Glandwr Sheepwalk. The land is subject to protection of s9
Commons Registration Act 1965.

• CL5 being the right land at Twll Du. The land is subject to protection of s9 Commons Registration Act 1965.

• CL4 being the right to graze Sylfaen Mountain.

Sylfaen Farm has the benefit of being the sole registered commoner in respect of the registered commons noted above. Further detailed information is available from the selling agent or Vendor’s solicitors.

METHOD OF SALE
The property is offered for sale by private treaty as a single lot.

TENURE & POSSESSION
The freehold of the property is offered for sale with vacant possession.

BASIC PAYMENT SCHEME
The holding is registered by Rural Payment Wales.
No Basic Payment Scheme Entitlements are included with the sale however may be available to purchase by separate negotiation. The Vendors have claimed the 2022 payment.

More detailed information is available from the selling agents, however, it is advised that all purchasers take independent advice on the ability to claim under the Basic Payment Scheme.

ENVIRONMENTAL SCHEMES
The farm has benefited from inclusion within Glastir Entry and Glastir Advanced agri-environment schemes.

The Vendors have claimed the 2022 Glastir Payment which was offered on an annual extension and is due to end on the 31st December 2022.

We understand that any purchaser may, if they wish, take on the Glastir scheme in respect of Sylfaen Farm even if no current Glastir contract is held by the purchaser, or may add the land to a current existing Glastir contract. Alternatively, there is no obligation for any new purchaser to take on a Glastir contract.

More detailed information is available from the selling agents in respect of payment rates, however, it is advised that all purchasers take independent advice in respect of Glastir.

ADDITIONAL INFORMATION
Vendors solicitors:
Edward Nutting
Lanyon Bowdler Solicitors
1&2 Connaught House
Riverside Business Park
Benarth Road
Conwy LL32 8UB
01492 557 070

FARM BUILDINGS
The property is sold on the assumption that all relevant planning and building regulations are in place for the farming complex but the Buyers are to rely on their own searches.

SERVICES
Sylfaen Farmhouse and Coed y Foel are serviced by mains electricity, private drainage, and an oil-fired central heating system.

The farmhouse, cottage and farm buildings are serviced by a private water supply.

WAYLEAVES EASEMENTS & RIGHTS OF WAY
The property will be sold subject to and with the benefit of all wayleaves, easements and rights of way, whether mentioned in these particulars or not.

HEALTH & SAFETY
Given the potential hazards of an upland livestock farm we would ask you to be as vigilant as possible when making your inspection, for your own personal safety.

VAT
Any guide prices quoted or discussed are exclusive of VAT. In the event that a sale of the property or any lot or part of the property or entitlements become a chargeable supply for the purposes of VAT, such tax will be payable (or become payable by the purchaser) in addition to
the purchase price.

SPORTING TIMBER & MINERAL RIGHTS
The Mines and Minerals are reserved to a third party over part of the holding. Further details are available from the selling agent or Vendor’s solicitors.

The sporting rights are included with
the sale.

EPC RATINGS
Sylfaen Farmhouse: EPC rating: D (55)
Coed y Foel: EPC rating: D (65)

LOCAL AUTHORITIES
Cyngor Gwynedd Council
www.gwynedd.llyw.cymru
Tel: 01766 771000

Snowdonia National Park Authority
www.snowdonia.gov.wales
Tel: 01766 770274

VIEWINGS
Strictly by confirmed appointment with the vendor’s agents, Carter Jonas 01248 360414.

DIRECTIONS
From Barmouth town centre, follow the A496 towards Dolgellau. After 0.5 miles turn left on to Panorama Road and follow the narrow road uphill for approximately 1.5 miles bearing right. Continue on this road until you reach the entrance of Sylfaen Farm.

WHAT3WORDS
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Key Property Details
Additional attributes
Outbuildings Secondary Accomodation Character Property Land/Paddock
Locality
Rural
Property type
Country Estate Farm
Tenure
Freehold
Total land
1,338 acres (541.5 hectares)
Rural Tenancy
Freehold with VP (Vacant Possession)
Carter Jonas reference
BAN220002
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