Photos below (L-R) Cwm Owen Valley, Pant y Llyn Pool & Trig Point to Brecon Beacons (before a storm) All Lower Eppynt. Upper Eppynt (½-mile to South)

Balcony View

Builth Wells 4 miles Llandrindod 12 miles Brecon 12 miles Rhayader 17 miles

A superb 4½-acres equestrian centre with a 2,700 ft² recently refurbished stone former Drovers

Inn with 4-beds, 4 receptions, magnificent kitchen, oil CH, wood burners, PVC DG, gardens,

stables, workshop and Trout Lake, set in a secluded upland location joining Common Land.

The Griffin

Cwm Owen, Llangynog, Builth Wells, Powys LD2 3HY

COMPRISING: - An historic detached former Drovers Inn built from stone walls with whitewashed elevations, under a slate

roof, with modern extensions of cavity block and render. It has recently been updated to a high standard has oil central heating,

wood-burners, PVC double-glazing, new kitchen and bathroom suites, and briefly provides : - Storm Porch, 21’ Lounge, Inner

Hall, Cloakroom, Study, Dining Room, 20’ Kitchen (with AGA cooker), Utility Room, Landing, four double Bedrooms,

Bathroom, Shower Room and Dressing Room. In addition there is a Tack Room, three Stables, Workshop / Stores, large Car

Park, level lawned gardens with entertaining area and Polytunnel, a stocked Trout Lake, All-weather Riding Arena, Field Shelter

and four Paddocks that have direct access onto Common Land. Extending to 4.5 acres or thereabouts. EPC - E (54)

PRICE: - Offers over £500,000

VIEWING: - Strictly by appointment with the Sole Agents, Morgan & Co. Tel: (01597) 825682

DIRECTIONS: - From Llandrindod Wells take the A483 to Builth Wells. Cross the River Wye then turn right, pass through

the town centre for 400 yards then turn left for Upper Chapel (B4520 to Brecon). Proceed for 3½-miles onto the Common and The

Griffin is on the right near the bottom of a hill after about ¾-mile. Sale Board Erected

From Brecon take the B4520 for Builth Wells for 12 miles, passing through Pwllgloyw, Lower Chapel and Upper Chapel, go over

the Common and The Griffin is on the left at the bottom of a steep hill. Note - Sat-Nav works perfectly.

SITUATION ( OS Grid Ref: SO 020 442 - Explorer 188 ) - This property is set in a secluded peaceful location, at an altitude

of 355 m (1160 feet) on a former Drovers Road that ran from Llandovery in the West, down to the River Wye (above Erwood) and

via Painscastle to Herefordshire. It has good road access over the B4520 Builth Wells to Brecon road and it borders directly onto

the Lower Eppynt Common on the Eastern side which gives excellent safe horse riding. In the days of it being a pub it used to host

an Agricultural Show, Sheep Dog Trials and Pony Sale. The pretty market town of Builth Wells is roughly 4 miles and has a good

range of amenities to include a Co-op Supermarket, traditional shops and pubs, successful Schools, Leisure Centre, Cinema and

Doctors Surgery, and the Royal Welsh Showground on the other side of the River Wye hosts numerous events throughout the year.

The County Town of Llandrindod Wells and market town of Brecon together offe a wide range of facilities to include Tesco,

Morrisons and Aldi Supermarkets, Cottage Hospitals, College of Further Education and varied employment opportunities.

Excellent leisure amenities (within a 12 mile radius) include three sports centres, four 18-hole golf courses, indoor and outdoor

bowls (International quality), Theatres, Cinemas, river and lake fishing. The surrounding area is renowned for its outstanding

natural beauty and tranquillity, remaining largely undiscovered, except for people who are enthusiasts of outdoor pursuits to

include horse riding and mountain biking. The City of Hereford, the coastal resort and University Town of Aberystwyth, Merthyr

Tydfil and Abergavenny are all about an hours drive, whilst Cardiff, Swansea and the Severn Bridge are about a 1½-hour drive.

By directions of Mr and Mrs Osmond Ref: L1855

Winchester House Temple Street Llandrindod Wells Powys LD1 5DL

Tel / Fax (01597) 825682

Web Site: www.morganestateagents.co.uk Email: info@morganestateagents.co.uk Members of Guild of Property Professionals

NAEA & ARLA Propertymark Protected ESTATE & LETTING AGENTS - Est. 1991

THE RESIDENCE An historic detached former Drovers Inn (NOT LISTED) built from stone walls, with whitewashed elevations

and slate roof, together with later extensions of cavity block walls with rendered and whitewashed elevations under slate roofs. It

has been totally transformed over the past couple of years by the present owners to a very luxurious standard, to include the installa-

tion of a well equipped kitchen with an AGA, new bath, shower and cloakroom suites, fitting tiled and engineered oak flooring to

certain rooms, fitting oak internal doors etc. The Griffin is exceptionally spacious with a gross floor area of about 2,695 ft² or

(250 m²) and is ideal for an extended family or running a business from home. It has oil-fired central heating, supplemented by two

wood burning stoves, has PVC double-glazing, retains some fine beamed ceilings and provides the following accommodation: -

GROUND FLOOR STORM PORCH - Having a wooden door, bench storage box, tiled floor, two windows and PVC double-glazed door to

LOUNGE 21’ 10” x 14’ 11” ( 6.65 m x 4.54 m )

Having a wood burning stove set in a stone fireplace, flagstone flooring, beamed ceiling, two radiators, two windows to front, two up

-lighters, four wall lights, door to Inner Hall and two steps up to

SITTING ROOM 16’ 6” x 12’ 0” ( 5.04 x 3.65 m ) Having a small wood burning stove set in a stone fireplace, beamed ceiling, windows to front and

rear, radiator, television point, four pairs of wall lights and door to front.

INNER HALL - On two levels with engineered oak flooring, radiator, 2 up-lighters, open staircase

to First Floor and glazed doors lead to Study, Dining Room, Cloakroom and Kitchen.

STUDY 10’ 7” x 10’ ” ( 3.22m x 3.15 m )

Having engineered oak flooring, beamed ceiling, radiator, two wall lights, 4-bulb spot light bar,

telephone point and window.

DINING ROOM 15’ 7” x 12’ 2” average ( 4.75 m x 3.70 m )

Having a beamed ceiling, engineered oak flooring, four wall lights, French doors to the garden

(South) and door to

TACK ROOM - L-shaped and on a lower level, with a deep glazed sink, fitted shelving, worktop

and PVC door to front.

CLOAKROOM - In two sections with cloak hooks, toilet, pedestal wash basin, ladder towel

heater, oak flooring and window.

KITCHEN 15’ 11” x 11’ 10” plus 9’ 7” x 8’ 5” - Note 20’ 5” overall

( 4.85 m x 3.62 m plus 2.93 m x 2.58 m - Note 6.23 m overall ) Being L-shaped and recently refitted with a cream coloured suite incorporating seventeen base

cupboards, ten wall cupboards, two glazed wall cupboards, wine rack, larder cupboard, Granite

work tops, inset sink, integrated dishwasher, ceramic electric hob, eye-level electric double oven

and fridge / freezer. In addition there is an Aga oil-fired range cooker, ceramic tiled floor, eleven

spot lights, window to West, French doors to patio area (South) and glazed door to

UTILITY ROOM 6’ 11” x 6’ 0” plus 12’ 0” x 6’ 0”

( 2.10 m x 1.81 m plus 3.66 m x 1.84 m )

Being L-shaped and having thirteen base cupboards, six wall cupboards, stainless steel sink,

plumbing for a washing machine, Worcester oil-fired boiler (Installed September 2018), tiled floor,

window to North and PVC double-glazed door to the rear garden (West)

FIRST FLOOR

LANDING - Being T-shaped with a window, radiator, coving and very large built-in wardrobe.

Working Clockwise

BEDROOM 1 15’ 10” x 8’ 11” ( 4.73 m x 2.71 m ) Having a radiator, coving and double aspect windows to South and West.

SHOWER ROOM - Having a white suite incorporating a toilet, a wash basin in a large vanity

unit and over-sized glazed shower cubicle with a thermostatic shower, together with tiled surrounds,

ladder towel heater, tiled floor, shaver light and window to West.

BEDROOM 2 11’ 3” x 11’ 2” ( 3.44 m x 3.42 m ) Having a radiator and double aspect windows to West and North.

BEDROOM 3 14’ 2” x 9’ 5” ( 4.31 m x 2.89 m )

Having a radiator, coving, built-in double wardrobe and window to North.

BATHROOM - Having a white suite incorporating a toilet, wash basin in a vanity unit, corner

bath and an over-sized shower cubicle with a thermostatic shower and glazed door, together with

tiled surrounds, tiled floor, ladder towel heater, five spot lights, linen cupboard and window to

North.

MASTER BEDROOM 14’ 9” x 13’ 10” ( 4.51 m x 4.23 m )

Having a radiator, two windows to East, French doors to a Balcony Seating Area (South aspect)

and doors to potential en-suite Shower Room and DRESSING ROOM 14’ 9” x 6’ 0” minimum

( 4.50 m x 1.81 m ) - Having six mirror fronted

wardrobes, radiator, beamed ceiling, six spot lights,

window to front (East) and door to Attic Store Room.

POTENTIAL EN - SUITE SHOWER ROOM

9’ 5” x 5’ 0” ( 2.87 m x 1.53 m )

Having a small window, extractor fan, two spot lights and

a macerator ready for connecting a toilet.

Bedroom 3

Bedroom 2

Bedroom 1

View West from Bedroom 1

Shower Room

Study

GARDENS - The Griffin is set behind a post and rail fence and to the front

there is a large enclosed parking area, with space for 8 or 10 cars and gates lead

to the stables, a paddock, the garden and a drive continues to the Workshop.

On the Southern side there is a large paved and decked entertaining area, level

lawns with well stocked flower borders, wooden fencing, evergreen and

flowering shrubs. To the rear there (West) there is a sheltered level lawn with

neat flower borders, mature shrubs, ornamental trees, vegetable plot and a

POLYTUNNEL ( Approximately 24’ x 10’ ).

STABLE BLOCK ( 36’ x 12’ overall ) - A timber structure divided into

three loose boxes with water, electric lights, kick boards and a concrete yard to

the front, with gates to two paddocks and a securely fenced CHICKEN RUN.

WORKSHOP / BARN ( Approximately 30’ x 20’ overall )

A 2-bay steel framed building with galvanised corrugated iron and timber

cladding, lighting and power points.

THE LAND - The Griffin is set in grounds of about 4½-acres, the majority

of which is divided into four well fenced paddocks that are laid to permanent

pasture and have water supplies, together with a stocked TROUT LAKE, a

useful FIELD SHELTER and a circular ALL - WEATHER RIDING

AREA. Note - The vendors have recently made an Outline Planning

Application for a 2-bed Holiday Lodge near the Trout Lake.

FIXTURES & FITTINGS - described in this brochure are included in the price.

Certain other items are available subject to negotiation.

TENURE - Freehold with vacant possession on completion.

SERVICES - Mains electricity and telephone are connected. Private water supply,

septic tank drainage. Note: The Agents have not tested the installations.

LOCAL AUTHORITY - Powys County Council, County Hall, Llandrindod Wells,

Powys LD1 5LG Tel: (01597) 826000

COUNCIL TAX Band ‘G’ ( Approx. £2,620 for 2019 / 2020 )

Note - Most of the photos were taken with a wide angle lens.

Upper

Eppynt Lower

Eppynt

Master Bedroom Balcony off the Master Bedroom Dressing

Room