Tanycoed Farm, Pentrecwrt Road, Llandysul. SA44 5AS

A rare opportunity to acquire one of the renowned farms in the area, which has lately been subject to a 5 year farm business tenancy and due to expire on the 30th September 2024. Recently a milk retail business had been launched by the tenant with milk from the dairy herd partly retailed in bottles to the local community. The property is set in the Teifi Valley Basin and has been one of the foremost dairy farms in the area with the outbuildings being primarily designed for that purpose and two blocks of the land easily accessed via a series of internal tracks, or by crossing the road to the other block, which has minor road side access on its Southern end as well.

The farmhouse is of generous proportions and set on the end of the spacious farm yard and with adjoining outbuildings, converted into a 2 bed cottage circa 1981 (with agricultural occupancy condition) to provide living accommodation for farm worker/extra family etc.
The House of traditional stone/block/slate construction, provides the following.

Accommodation: (all measurements are approximate).
Enclosed front courtyard leading to: UPVC wood effect half opaque front door into: Lobby with ceramic tiled floor, space for coat hanging, door into:

Hallway with part ceramic tiled floor and part wooden flooring, 2 single panel radiators, stairs to first floor and open storage area below, doors off to:


Kitchen/Diner 23'4 x 15'11 with ceramic tiled floor, return door to hallway, radiator, exposed beams, window to front and rear, fitted range of base and wall units with stainless steel single bowl double drainer sink unit, cooker point, concealed oil fired central heating boiler, Power points, UPVC patio door off to:


Utility 10'3 x 7'8 with window to rear, ceramic tiled floor, half glazed door to side exterior and out to rear garden area, power points, plumbing for washing machine and dishwasher.


Sitting Room/Study 15'6 x 12'8 with wood burner set in inglenook fireplace and alcove with shelving to both sides, window to front, power points.


Lounge 19'4 x 12'8 with 2 windows to side,
window to rear, exposed stone wall and fireplace with slate hearth, timber flooring, power points. Adjoining side porch area with doors to both aspects and door off to: Wc.


First floor: Landing with window to rear, doors off to:


Bedroom 1 15'10 x15'3 with window to front, single panel radiator, power points


Bedroom 2 15'2 x 12'7 with window to front ,
2 single panel radiator, power points.


Bedroom 3 14'7 x 11'3 with window to side, single panel radiator, power points.

Bedroom 4 13'3 x 9'4 with window to rear, windows to both sides, single panel radiator, power points

Bedroom 5 8 x 7'2 with window to front, single panel radiator, power point.


Inner Landing/Dressing Room 9'6 x 9'2
With laminate wood effect flooring, window to rear, radiator, airing cupboard with hot water cylinder and immersion heater fitted, shower cubicle with unit.


Bathroom: 8'9 x 6'4 with panelled bath with shower
head, pedestal hand wash basin, WC, half tiled walls,
opaque window to side. Further original staircase
leading from the landing up to:


Unconverted Attic Room- Insulated (Potential to convert for extra accommodation subject to necessary consents).

The Cottage: is set on a split level layout and consists of:
Ramp up to UPVC opaque half glazed side entrance door into:

Hallway: with tiled floor, single panel radiator, part glazed timber door to rear exterior,

Cloakroom with part tiled walls, pedestal hand wash basin, WC, Single panel radiator, tiled floor.



Kitchen 17'5 x 8'11 with window to front, tiled floor, oil fired central heating boiler, fitted base and wall units, sink unit, plumbing for washing machine,
door off to:


Inner Hallway with stairs to first and lower ground floors, doors off to:


Bathroom: with opaque window to side, panelled
'D' Shaped bath with shower unit above, hand
wash basin set in vanity unit, WC.


Lounge 23'4 x 16'3 with timber flooring, 3 windows to front, patio doors to rear garden, 3 radiators, tongue and groove ceiling, fireplace with wood burner and set on slate hearth, power points.


First Floor: Landing with window to rear, radiator, doors off to:

Bedroom 1 13'2 x 8'8 with window to front,
airing cupboard with hot water cylinder and
immersion heater fitted. Power Point.


Bedroom 2 17'4 x 11'9 with window to
front and rear, 3 single power points.


Externally Accessed from the rear Store Room/Workshop 20'9 x 15'8"

Externally
To the rear of both dwellings are grassed garden areas. Further separate elevated garden area.


The homestead is accessed off directly from the A486 road, with concrete drive running down to the main yard and further drive area running alongside the roadside buildings, giving access to the buildings at the far end and the land on the opposite side of the roadway. There is access also to the block of land below the yard and at the South Western corner of the Homestead.

As previously noted, the buildings have 3 phase electricity supply connected and comprise of the following:

General Purpose and Livestock Building
Steel-frame, fibre cement roof, concrete floor, cast in situ concrete walls. Designed in two sections, to provide loose housing for young cattle as well as on-floor storage areas and silage bunkers. Part of the on-floor storage areas and storage bunkers are accessed from the upper ground floor.
Section 1: 140' x 45'.
Section 2: 140' x 24'. Concrete walls to 1.5m with timber space boarding above.



Livestock Building
Steel frame, fibre cement roof, concrete floor, cast in situ concrete walls. Designed in two sections:
Section 1: 120' x 45, in 8 bays. Loose cattle housing, feeding passages and troughs.
Section 2: 120' x 21' - 32 Cow cubicle places plus 3 Bays of loose housing for dry cows.

Livestock Building
Steel-frame, fibre cement roof, concrete floor, 143 Cubicles building divided into three sections with access to Gascoigne out of parlour feeders - currently not in working order.
Section 1: 105' x 27'
Section 2: 105' x 35'
Section 3: 90' x 15' adjacent to


Slurry Pit
90' x 24'

Dairy
Including 3,750 litre bulk tank. Stainless steel sink and wash system. The successful purchaser will be offered the option of a further bulk tank.


Parlour
With 28/28 Gascoigne Herringbone Parlour installed 1999/2000 with automatic cluster removers, Milk Meters - Computerised and 'Auto 10' Auto Washing. (The parlour has currently has a 14/28 layout).

Second Dairy
Walls lined with fibre glass.

Livestock Building
90' x 45'. Concrete frame, fibre cement roof, concrete floor, feed passage, with integral loft for straw storage. On the roof of this building are solar panels (please see note later on in the particulars).

Livestock Building
60' x 30' with loft 45' x 30'. Calving boxes feeding off main passage

Traditional Storage Building.
50'7 x 19'8'. Traditional stone building with slate roof, providing feed storage with access from roadside. Portal frame lean-to attached to storage building. Garage immediately adjacent.

Garage
18'9 x 11'3'.

Engine Room and single garage and office from parlour
Concrete block walls, steel box profile and incorporating an AI flask store and small spray store.

Solar Panels:
These were installed on two buildings' roofs in March 2019, comprising of a 20kw Array. So far, over the last 5 years, the meter has measured some 85,000 units/ kilowatt hours. The feed-in Tariff payment is currently 5.08p/kw hr paid on total production. This figure is index linked, in addition 50% of metered production is paid as export to British Gas (Currently) at 6.79p/Kw Hr. Last year (2023) the vendor received £1200 nett and the generated electricity to displace imported energy which could easily cost some 25p/kw Hr.
The system will produce in excess of 17,000 units/year until the feed in tariff ends in some 15 years time. The initial installation cost some £25,000.

The Land
Is divided into three parcels, but all easily accessible from the homestead. Considerable improvements have been undertaken over the years in rationalising field boundaries and sizes as well as improving pasture for both conservation and grazing.

Homestead Block (Edged Red on Plan)
This totals to some 67 ½ acres and comprises of some 53 acres grazable split into 4 enclosures, ranging between 3 ¾ to 28 acres, all level and in good heart and accessed either directly from the yard or via internal track. Three of the parcels have riverside frontage.


Block set across the road (Edged in light green).
This block totals to just under 45 acres, of which some 43 ¾ acres is classed as grazable, with the balance of track and scrub. The bottom field is sloping and climbs up to a plateau to the other two fields lie, which are in good heart. These two can also be accessed from a minor district road at the top via an internal hardcore track. This block is ring boundary fenced for sheep. Mains water supply to the block.


Field (OS No: 2436) towards Pentrecwrt (Edged in brown).
A single level field of some 28 1/3 acres, with access track and area of trees, with the grazable element amounting to some 27 ½ acres. Fronts the river Teifi along its Northern aspect. There is also a roadside gateway and boundary fenced along certain aspects.


There could be the possibility of renting further land in the locality (as has been done by the Vendor and Tenant previously).

Basic Payment Entitlements
Available by separate negotiation and on a pro-rata basis if the farm is sold in lots.

Rights of Way/Easements
The farm is sold with the benefit of all rights, including right of way, whether public or private, light support, drainage, water and electricity supplies and other rights, easements, quasi-easements and restrictive covenants, all existing and proposed wayleaves for masts, pylons, stays, cables, drain and water, gas and other pipes, whether referred to in these particulars or not.

Extra Land to Rent (by separate negotiation and separately owned).
There is also opportunity to rent if so desired (either on a short term licence or long term Farm Business Tenancy) a good block of grazing/mowing land of some 63 acres, located on the Pontwelly - Bancyffordd road, which the Vendor has previously occupied.


Schedule of Acreage
Figures taken from Welsh Government 2016 field
Data and converted from Hectares to Acres.

1. Tanycoed Homestead Block

Os No: Acreage Remarks
9184 4.94 Homestead
8383 6.10
9925 27.97 To Inc 0.07 Track
1049 15.15
0596 3.71
River Bed 9.66 est Half of River

_______________
67.53
=============

Summary

52.86 Claimable /Grazable
4.94 Homestead
0.07 Track
9.66 River
______
67.53



2. Tanycoed - Block Above Main Road

Os No: Acreage Remarks
8559 15.34 To Inc 0.22 Scrub;
0.02 Hardstanding & 0.17 Track

1583 17.42 To Inc 0.42 Track

1767 12.08 To Inc 0.10 Track & 0.17 Hardstanding
_________________
44.84
===============




Summary
43.74 Claimable/Grazable
0.19 Hardstanding
0.69 Track
0.22 Scrub
_______

44.84

Lot 3 Field No: 2436 (Nearest Pentrecwrt)

Os No: Acreage Remarks
2436 28.39 To Inc 0.47 Trees
And 0.42 Track
===============

Summary

27.50 Grazable/Claimable
0.47 Trees
0.42 Track
______

28.39

Situation Grid Ref: SN 400 - 399
The property's homestead lies alongside the A486 Saron - Llandysul road, with one block of land lying below the yard, another further back towards the direction of Pentrecwrt and the other set on the opposite side of the homestead and climbing up to a plateau overlooking the Teifi Valley. The village of Pentrecwrt is some ½ mile distant and has village stores, hall and 2 public houses. The former market village of Llandysul is some 1 mile distant and provides for a further range of everyday facilities including supermarket, doctor's surgery, 3-18 Welsh medium school etc. The property overlooks the renowned Teifi river, which has been popular for fishing over the years. The market towns of Newcastle Emlyn and Carmarthen are some 7 & 15 miles distant respectively

Tenure: Advised Mains electricity. Private Borehole Water supply (and mains back-up connection) Private drainage. Oil fired Central Heating. UPVC double glazed windows. (Three phase electric supply to the out- buildings).

Council Tax Bands: House 'E' £2390.37 (2024/5).
Cottage 'C' £1738.45 (2024/5)