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(Guide price)



Property Agent

Aled Ellis

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Reference: F17/052


An isolated and un-spoilt hill farm with farmhouse and out buildings in need of modernisation together with approx 182 acres of land (EER n/a)



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with farmhouse and out buildings in need of modernisation together with approx 182 acres of land

Sole Agents

Aled Ellis & Co, 16 Terrace Rd, Aberystwyth, Ceredigion. 01970 626160 or sales@aledellis.com


Llawr Y Cwm Bach is situated in an area of outstanding natural beauty deep in the heart of the Cambrian mountains some 10 miles or so inland (in a north easterly direction) from the university and market town of Aberystwyth. The village of Bontgoch is some 3 miles or so travelling distance. The farm is totally isolated being within close proximity to Craig Y Pistyll at OS grid ref: SN70738552.

The bottom valley enclosures which border the river Leri are approximately 240 meters above sea level where as the mountain is some 450 meters above sea level.

The village of Penrhyncoch which is some 5 miles or so travelling distance provides for local amenities to include primary school, garage and general stores. Aberystwyth has a good range of both social, leisure and educational facilities to cater for the large local and student populations.

The Farmhouse

The traditional farmhouse is in need of total modernisation.

Method Of Sale

The farm is offered for sale by private treaty as a whole or may be offered for sale by public auction at a later date.


Please note that the farm especially over the last ½ mile or so can only be approached by 4 wheeled drive vehicles. Prospective purchasers will also note that even with a 4 wheel drive vehicle it is at present difficult to gain access over the river and certainly not recommended.

From Aberystwyth take the A487 coastal trunk road north up Penglais Hill for approximately 2 miles or so before turning right towards Penrhyncoch (signposted). Proceed through the village of Penrhyncoch ignoring all turnings for several miles to the Penycwm farm cross roads, turn right and proceed for several miles before turning right. Proceed over the cross roads to Llety Ifan Hen. Proceed through the gate bearing left and the track leading down to Llawr Y Cwm Bach is on your left hand side just after the small plantation.

The right of way and access is highlighted in blue on the OS map. OS grif ref – SN70738552.

Sale Particulars

The land areas have been taken from the single farm application and may vary slightly from the plan and area on the title deeds.


The solicitors acting in this matter are: ADVE Solicitors, 33 High St, Lampeter, Ceredigion. SA48 7BB. 01570 422233. Ref – AWL/CEH/E2357


Mains water to farmhouse. Natural water source. No drainage. No electricity.

Rights, Easements & Rights Of Way

The farm is sold subject to and with the benefit of the rights of way whether public or private, light support, drainage, water and electricity supplies and other rights and obligations, easements, quasi easements and restrictive covenants and all existing and proposed wayleaves or masts, pylons, stays, cables, drains and water, gas or other pipes whether referred to in the sale particulars and/ or tender document. The purchasers shall be deamed to have knowledge of the boundaries and neither the vendor nor his agents will be responsible for the defining of the boundaries or the ownership of.

Council Tax

Llawr Y Cwm Bach has been branded council tax band ' D '. Amount payable £1410.42.

Single Farm Payment

There are no entitlements included in the sale.

Tenure & Possession

The farm is offered for sale as Freehold apart from the area of land shown hatched on the plan over which Llawr Y Cwm Bach have sole grazing rights. This land is registered to Welsh Water/ Dwr Cymru – Title number – CYM246649.

Vacant possession on completion of the purchase.

Particulars And Conditions Of Sale

Any intending purchasers must satisfy him/herself by inspection or otherwise as to the correctness of the statements containing these particulars and general remarks.

Aled Ellis & Co for themselves and the vendor of this property give notice that:
1. These particulars do not constitute, nor constitute any part of, an offer or a contract.
2. None of the statements contained in these particulars as to this farm are to be relied upon as a statement or representation of fact.
3. Any intending purchaser must be satisfy himself/ herself by inspection or otherwise as to the correctness of each statement contained in these particulars.
4. Should any dispute arise between the vendor and the purchaser as to the interpretation of any part of the sales particulars and general remarks or where as to any matter contained there in the same shall be referred to the arbitration of the agents.


The Farmhouse

The farmhouse is of traditional construction, slightly elevated with superb views over the valley and beyond. The farmhouse is in need of total modernisation and briefly comprises the following accommodation. All room dimensions are approximate. All images have been taken with a wide angle lens digital camera.

Front Porch

with Belfast sink and cold water tap.

Reception Hallway

with stairs to first floor accommodation.

Sitting Room

2.95m x 3.20m (9'8 x 10'6 )

with window to fore and exposed beams.

Living Room

4.01m x 3.12m (13'2 x 10'3 )

with an open fireplace with side bread oven, slate floor and window to fore.

Walk In Pantry

4.06m x 1.14m (13'4 x 3'9 )

with slate cold slab and slate floor.



with doors to

Bedroom 1

4.27m x 3.45m (14' x 11'4 )

with 2 windows to fore.

Bedroom 2

4.34m x 3.10m (14'3 x 10'2 )

with window to fore.


Traditional Range

24.38m x 6.10m approx (80' x 20 approx )

and in need of modernisation. Once may have been the old farmhouse currently a former stable and cow shed This traditional outbuilding maybe suitable for conversion to traditional accommodation subject to the necessary consent being obtained.

The Land

The land we believe in total amounts to 73.8 hectares or (182 acres). This information has been derived from the IACS. We estimate that approximately 30 acres is bottom land some of which is enclosed. There are some useful sheep walks towards the western boundary where as the land bordering the lakes is unimproved mountain grazing.

Part of this unimproved grazing is in the ownership of Welsh Water/ Dwr Cymru as previously described as shown hatched on the land but Llawr Y Cwm Bach have sole grazing rights. We estimate that this area amounts to 10.92 hectares or thereabouts (or approximately 27 acres).



Open days will be arranged due to the isolated location. Prospective purchasers will note that the farm is in fact intersected by a public footpath as highlighted on the OS explorer map and therefore prospective parties can inspect the location at their leisure. Please arrange with the office.

Please Note

Part of the right of way across the river Leri is not accessible even with 4 wheel drive vehicles.



Location Map