3 bedroom barn conversion for sale

‘Attractive smallholding of about 32 acres with tourism potential, in the picturesque Gwaun Valley of the Pembrokeshire Coast National Park.’

Key Features

Attractive smallholding of about 32 acres

Enjoying stunning views of the Gwaun Valley

Character barn conversion. Three bedrooms.

Pretty established former show gardens

Large south-facing conservatory and attached former tearoom café

Traditional farmyard with numerous modern outbuildings

Suitable for a variety of uses

Good block of pastureland lying alongside the farmyard

Bordered by some pretty, ancient woodland

Perfect holding for livestock, home-produce etc

Opportunity to explore tourism again as done in the past

About this property

Penlan Uchaf is an attractive smallholding of about 32 acres (stms – subject to measured survey) enjoying stunning views over the Gwaun Valley in the famous Pembrokeshire Coast National Park. The property includes a character barn conversion (subject to an AOC – agricultural occupancy condition) offering comfortable accommodation space and an attached barn that has been used as a popular tea room café in the past. The current owner had planning in the past to change the immediate land around the house to gardens which they did for the tea room visitors to explore and enjoy. There is great potential for new owners to carry on and expand this tourism venture further. Around the traditional farmyard are a number of useful modern general purpose outbuildings suitable for livestock, horses and ponies, feed, machinery, storage and workshops etc. The majority of the land lies to the south and east of the yard, is south facing and divided into manageable fields for animals and cropping.

Accommodation

The current owner converted a traditional stone barn (former cowshed) into a residential dwelling. As mentioned the above the dwelling is subject to an AOC. Further details from the selling agents but the wording of the planning reads:

‘The occupation of the dwelling hereby permitted shall be limited to a person employed, or last employed, locally in agriculture…or in forestry, or a dependent of such a person residing with him, (but including widow or widower of such a person).’

The main stable door entrance leads into a reception hall with slate floor and doors leading off to the accommodation space. A door on the left leads into the light open plan kitchen living dining room with another stable door to outside, fitted storage units, an electric fitted oven, gas hob and extractor hood over, twin Belfast sink, log burner cooker and a biomass boiler, both providing warm focal points. Steps lead down off the kitchen to a large conservatory that enjoys breath-taking views over the Gwaun Valley. Returning back to the reception hall, doors lead off to a shower room and three separate bedrooms with the main bedroom situated at the end of the hall. Attached to the property is a stone building that was converted into the tea room café for visitors. The character room features a vaulted ceiling, exposed beams and slate flagstone floor. There is the potential for future owners to look to re-instate this tourism venture or convert it into a studio/ extra living accommodation (stp – subject to planning).

Externally

The property is approached by a concrete drive that leads up to a large courtyard with ample parking and turning area for several vehicles. As mentioned above, the current owner had planning permission to change some of the immediate agricultural land into show gardens for public visitors to enjoy when the tea room café was in use. The gardens enjoy mature trees, hedges, bushes, shrubs and flower borders with numerous seating areas to sit and take in the countryside views.

The Outbuildings

Set around the farmyard are four modern general purpose open span outbuildings with concrete yards. The buildings are ideal for the keeping of any livestock, horses, ponies, feed, machinery, workshop purposes and general storage.

The Land

The land is divided into manageable enclosures for livestock and adjoins the farmyard for ease of access. The pastureland is south to south-east facing and gently sloping to sloping in nature as it nears the southern boundary. In all, the property extends to about 32 acres (stms) as marked within the yellow boundary on the land plan.

Option: There is an option to purchase extra pastureland that adjoins the property to the north by separate negotiation. This block of land also extends to about 32 acres (stms) and is marked by a red boundary on the land plan.

General Remarks and Stipulations

Method of Sale

Offered for sale by private treaty as a whole or in two Lots.

Tenure and Possession

The tenure of the property is freehold with vacant possession upon completion.

Services

Mains electricity. Private bore hole water supply. Private drainage. Bio-mass central heating and hot water. Roof mounted solar panels.

Local Authority

Pembrokeshire. Tax Band C.

Designations

The whole property is within the Pembrokeshire Coast National Park. Part of the woodland to the south-east is designated Ancient Woodland.

Energy Performance Certificate

Rating E

Basic Payment Scheme (BPS)

The land is registered for the Basic Payment Scheme and the Entitlements are included in the sale. The Vendor will make reasonable endeavours to transfer the relevant Entitlements to the Purchaser(s) after completion of the sale. Further details are available from the selling agents. Whenever completion of the sale takes place, the payment for that year will be retained by the vendors.

Agri-Environment Schemes

The Farm is not entered into any Schemes.

Sporting, mineral and timber rights

Sporting, mineral and timber rights over the land, so far as they are owned are included in the freehold sale.

Ingoing Valuation

If applicable, in addition to the purchase price the Purchaser(s) will take over and pay for all growing crops, cultivations and stocks and stores (e.g., feeding stuffs, hay, straw, fuels, oils etc) at valuation. Payment is to be made upon completion at the figure assessed by the Vendors’ value based upon CAAV rates or contractors’ rates where applicable and invoiced costs of stocks, stores, seed, fertiliser and sprays applied.

Value Added Tax (VAT)

Should the sale of the property or any right attached to it be deemed a chargeable supply for VAT purposes, such tax will be payable by the purchaser in addition to the sale price.

Machinery, Fittings & Contents

Unless specifically described in these particulars, all machinery, fittings and contents are excluded from the sale though some may be available by separate negotiation. Further information is available from the vendor’s agents.

Wayleaves, Easements and Rights of Way

The property is sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, support, drainage, water, and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not. Please check with the Highways Department at the local County Council for the exact location of public footpaths/ bridleways.

Note: a public rights of way does go up the entrance drive, through the yard and up the track running onto neighbouring land.

Plans, Areas and Schedules

Any available plans, areas, and schedules are for identification and reference purposes only. The purchaser(s) shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement shall not annul a sale or entitle any party to compensation in respect thereof.

Viewing

Strictly by appointment with Savills or joint selling agents Edward H. Perkins Rural Chartered Surveyors.

Health & Safety

Given the potential hazards of a farm we would ask you to as vigilant as possible for your own safety when making your inspection, particularly around the farm outbuildings, any machinery and livestock.

“This property offers a great deal for new owners with the potential to re-explore exciting tourism angles again, while I love the location with the stunning Gwaun valley views.''

Daniel Rees

Property Agent

Local Information

Penlan Uchaf occupies a glorious position enjoying breath-taking views over the Gwaun Valley in the famous Pembrokeshire Coast National Park with its miles of coastal walks and award winning beaches. Although in a rural position it is also convenient to local villages and towns with the ever popular seaside town of Newport with its shops, restaurants, pubs, yacht club, golf club etc only about 4.5 miles away. The larger town of Fishguard is about seven miles away with a larger selection of shops, national railway services and ferry service to Ireland. Carmarthen and the A48 M4 link road is about 37 miles away taking you onto south Wales (Swansea about 63 miles, Cardiff about 106 miles) the Severn Bridge and into England (about 128 miles).