16 Terrace Road
Aberystwyth
Ceredigion
SY23 1NP
Tynygraig, Ystrad Meurig
By auction £675,000
4 Bedroom Farm
TO BE SOLD BY AUCTION- A desirable 71 acre farm comprising of a traditional farmhouse in need of modernisation, attached annexe (not completed) and traditional outbuildings.
EER - tbc
For Sale By Private Treaty
A desirable 71 acre farm comprising of a traditional farmhouse in need of modernisation, attached annexe (not completed) and traditional outbuildings.
LLWYNMALUS
TYNGRAIG
YSTRAD MEURIG
CEREDIGION
SY25 6AJ
GUIDE PRICE - £
FOR SALE BY PUBLIC AUCTION
ON Tuesday 11th August 2026 @ 2pm
At the Llety Parc Hotel, Parc y Llyn, Llanbadarn Fawr, Aberystwyth, SY23 3TL
SOLE AGENTS
Aled Ellis & Co Ltd, 16 Terrace Rd, Aberystwyth, Ceredigion. 01970 626160 or sales@aledellis.com
GENERAL REMARKS & STIPULATIONS
INTRODUCTION
These sale particulars do not form part of the contract and in the event of an inconsistency between the sale particulars and the contract the latter shall prevail.
METHOD OF SALE
The farm is offered for sale by Public Auction on Tuesday 11th August 2026 at Llety Parc Hotel, Aberystwyth, SY23 3TL
The auction will commence at 2pm prompt.
Before attending the auction, it is strongly advised that buyers seek legal advice on the fall of the hammer the buyer has entered into a legally bonding contract and a 10% deposit is payable.
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DIRECTIONS
(OS Grid Ref: SN69457 68034)
WHAT3WORDS – petition.extremes.purchaser
From Aberystwyth take the A487 trunk road South to Southgate. Take the fork left onto Devils Bridge Road A4120 (signposted) and turn immediately right onto the B4340 Pontrhydfendigaid road. Proceed through New Cross and Abermagwr to Tyngraig, turning right just after the Chapel (on your left-hand side) After a mile or so continue across the Crossroads towards Swyddffynnon (signposted Swyddffynnon). The gated access to the farm is on your left-hand side after about ½ a mile.
SITUATION
The homestead enjoys a sheltered North facing rural location equidistant from the villages of Tyngraig, Ystrad Meurig and Swyddffynnon. There are more local amenities nearby at the village of Pontrhydfendigaid to include Primary school, shop and Public House.
The university and market town of Aberystwyth is some 12 miles or so travelling distance on the coast and Tregaron is some 6 miles further inland. Both the aforementioned towns have a good range of facilities to include Secondary schools.
TO VIEW
Strictly by appointment with the sole selling agents; Aled Ellis & Co, 16 Terrace Rd, Aberystwyth. 01970 626160 or sales@aledellis.com
TENURE
Freehold
POSSESSION
Completion is available 28 days from the date of auction or earlier by arrangement through the solicitors.
OS PLAN
Registered title – Title Number CYM660243 and PROMAP are attached.
SOLICITORS
The solicitors acting in this matter are Morris & Bates, PO Box 1, Alexandra Rd, Aberystwyth. 01970 625566 or email – cwbates@morrisbates.co.uk. Ref – CWB/28369-3
SERVICES
Mains electricity. Private water (not tested). Private drainage.
Prospective purchasers must make their own enquiries to ascertain how suitable the private services are. Please refer to Ofcom for Internet speed and Mobile Signal by using the following link; www.checker.ofcom.org.uk
RIGHT OF WAY
Please refer to the contract of sale. From the OS Map there is a public footpath which runs in a West to East direction down the farm track and through the homestead.
RIGHTS, EASEMENTS ETC
Please refer to the contract of sale.
PARTICULARS OF SALE
THE FARM IS SOLD AS SEEN
THE FARMHOUSE
Total modernisation is required. The existing accommodation is as follows. All room dimensions are approximate. All images have been taken with a digital camera.
GROUND FLOOR
FRONT ENTRANCE DOOR TO
RECEPTION HALLWAY
with stairs to first floor accommodation, quarry tiled floor and doors to
LIVING ROOM
4.27m x 4.88m (14' x 16')with Inglenook fireplace, understairs cupboard, quarry tiled floor. Window to fore. Door to
UTILITY ROOM
1.70m x 3.68m (5'7 x 12'1 )with window to rear and door to
BASIC KITCHEN
5.69m x 1.85m (18'8 x 6'1)comprising a sink unit, windows to rear and side. Tiled floor.
SITTING ROOM
4.90m x 2.21m (16'1 x 7'3)with heating range (not tested), quarry tiled floor, feature exposed beams and window to fore.
FIRST FLOOR ACCOMMODATION
LANDING
REAR WING
with doors to
BATHROOM
2.59m x 1.96m (8'6 x 6'5 )comprising old fittings, lean to with Velux window.
REAR HALLWAY
BEDROOM 1/ OFFICE
1.91m x 3.96m (6'3 x 13' )with cupboard and window to rear.
MAIN LANDING
with access to roof space and doors to
BEDROOM 2
4.50m x 4.98m max (14'9 x 16'4 max)with exposed beams and window to fore
BEDROOM 3
2.36m x 1.98m (7'9 x 6'6)with window to fore.
BEDROOM 4
4.09m x 2.21m max (13'5 x 7'3 max )with airing cupboard, cupboards and window to fore.
ATTACHED (UNCOMPLETED) ANNEX
DOOR TO
LIVING ROOM
4.11m x 3.71m (13'6 x 12'2 )with window to fore.
SHOWER ROOM (possible)
1.98m x 1.65m (6'6 x 5'5 )
KITCHEN (possible)
2.90m x 2.74m (9'6 x 9' )with window to side.
BEDROOM
3.96m x 2.18m (13' x 7'2 )with window to rear and side.
OUTBUILDINGS
TRADITIONAL RANGE
(currently part dilapidated)
FORMER COW SHED
9.98m x 4.80m (32'9 x 15'9 )
ATTACHED LOOSEBOX
5.18m x 7.32m (17' x 24' )
ATTACHED LOOSEBOX
4.72m x 2.87m (15'6 x 9'5 )with feed rack and loft over.
CART HOUSE
stables with loft over
2 loose boxes 30’ x 17’
OTHER DILAPIDATED
OR PART DILAPIDATED OUTBUILDINGS
THE LAND
The land in total amounts to 71.729 acres or thereabouts and is highlighted in red in the land registry plan and on the Pro Map for identification purposes.
The farm is approached over a farm track off the Tyngraig to Swyddffynnon Road. Llwynmalus is a North facing farm with the majority of the land immediately in front of the homestead. Most enclosures are level to gently sloping with some fields suitable for hay or silage making. There is one enclosure on the Eastern boundary in the other side of the former railway track. There are natural water sources to most enclosures some of the furthermost fields are wetter in nature.
PROMAP
Energy Efficiency and Environmental Impact
Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract.
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