45 properties for sale in Pumpsaint Llanwrda

A secluded 8 acre smallholding with detached cottage useful outbuildings and mainly level land. Offering a combination of rural seclusion, useful acreage, established outbuildings and an improved three-bedroom home, this is a distinctive opportunity for buyers looking to embrace country living, pursue agricultural interests or explore the possibilities of a property with considerable versatility. Despite its peaceful and private setting, the property remains within convenient reach of nearby towns and everyday amenities. Lampeter is approximately 5.5 miles away, while Llandovery lies around 9 miles from the property, offering a broader range of shopping, educational and service facilities.LOCATIONSet in the countryside on the outskirts of Ffarmers, near Llanwrda, the property enjoys a peaceful setting away from immediate neighbours while retaining access to nearby towns and local services. Lampeter, approximately 5.5 miles away, provides a selection of everyday amenities, shops and ser

A CHARACTERFUL THREE BEDROOM TRADITIONAL COTTAGE, SET IN GROUNDS OF APPROX. 2.7 ACRES WITH TWO FABULOUS HOLIDAY COTTAGES, A TRADITIONAL STONE BARN AND VARIOUS OTHER OUTBUILDINGS IN A WONDERFULLY SECLUDED RURAL LOCATION.? Highly Appealing, Characterful Three Bedroom Traditional Cottage ? Two Holiday Cottages Producing Excellent Income ? Traditional Stone Barn with Scope for Conversion (STPC) ? Various Other Outbuildings ? Set in Large Gardens and Grounds with Paddock and Woodland ? Approx. 2.7 Acres In All ? Wonderfully Secluded Rural Location The house is believed to date back to around 1800 and it retains much of its original charm and character. The pair of superb holiday cottages, thoughtfully converted from a traditional stone barn in 2007, are finished to an excellent standard offering charming accommodation, providing an established and highly successful holiday letting business. Currently marketed through Sykes Cottages, the cottages generate an attractive annual income and whet

Glantwrch is a superb four bedroom spacious country residence offering immaculate, high-specification accommodation. Set within 11 acres consisting of productive pasture, areas of woodland, and ponds. Built in 2010 and thoughtfully extended in recent years, it now includes a large garden room and an expansive summer room designed to frame views of the gardens and open countryside. Standout interior craftsmanship includes engineered oak floors, an Iroko timber staircase, oak decorative beams, oak-framed windows, and impressive stone fireplaces. Outside, beautifully landscaped grounds are bordered by the River Twrch, which flows into the River Cothi at the nearby village of Pumsaint. *Option to purchase additionally a suite of modern, purpose-built outbuildings providing excellent space for workshops, machinery, animals, and leisure with approx. 13 acres of productive pasture - Guide price ?350,000*LOCATIONSet in an idyllic valley position on the edge of the village of Pumsaint. The univ

Erw Hen is a charming four bedroom property situated in a peaceful rural setting near Pumpsaint, with convenient access to the nearby towns of Llandovery and Lampeter. This delightful secluded home offers well-proportioned accommodation, including four inviting reception rooms to the ground floor, utility and a spacious kitchen/diner. With staircase leading to first floor comprises; 4 bedrooms, shower room and bathroom. This family home could also be utilised for multigenerational living or could be solely used as a substantial family home. Set within approximately 2.5 acres of land, the house sits comfortably within its own grounds, offering privacy, space and excellent potential for a range of lifestyle uses. The property benefits from a detached wood store and garage, providing useful storage and adding to the practical appeal of this rural home. The property enjoys a tranquil and picturesque setting, perfect for those seeking a quieter lifestyle surrounded by nature. The area is al

A charming and characterful chapel house set in the picturesque upper Towy Valley. Requiring modernisation, the property offers an opportunity to create a rural home and comprises; 2 bedrooms, kitchen, living room, sitting room and shower room. Externally there is garden to the front. The area itself is almost entirely agricultural or forestry based and is particularly well endowed with wildlife. It is ideal for bird watching, walking, fishing and other country pursuits. The property is situated about 5 miles of the village of Rhandirmwyn which has 2 public houses with the large town of Llandovery being just about 12 miles distance and offers comprehensive shopping facilities with a variety of shops, post office, patisserie, butcher, doctors surgery, cottage hospital, public houses/restaurants, junior school and Llandovery College in the private sector together with swimming pool and supermarket on the outskirts of town. The house accommodation comprises as follows

Glantwrch is a superb four bedroom spacious country residence offering immaculate, high-specification accommodation. Set within 11 acres consisting of productive pasture, areas of woodland, and ponds. Built in 2010 and thoughtfully extended in recent years, it now includes a large garden room and an expansive summer room designed to frame views of the gardens and open countryside. Standout interior craftsmanship includes engineered oak floors, an Iroko timber staircase, oak decorative beams, oak-framed windows, and impressive stone fireplaces. Outside, beautifully landscaped grounds are bordered by the River Twrch, which flows into the River Cothi at the nearby village of Pumsaint. *Option to purchase additionally a suite of modern, purpose-built outbuildings providing excellent space for workshops, machinery, animals, and leisure with approx. 13 acres of productive pasture - Guide price ?350,000* LOCATION Set in an idyllic valley position on the edge of the village of Pumsaint. The un

A 'little slice of Wales'. circa 30 acres of land with NO public access, woodlands, pasture, meadows, rivers and streams, Cae Caradog transports you to a world of tranquillity and total privacy. Cae Caradog is a spacious, 3 bedroomed property set within the foothills of the Cambrian mountains, Cae Caradog has a mixture of ancient and new woodlands, wild flower meadows, rivers and streams. This pristine land is interesting, beautiful, teaming with wildlife and is easily accessible by foot. It is 'nature at it's best'. The residence has the all important fast fibre broadband and 4G connectivity over the entire land, essential for modern day living, was re-roofed in 2018 including new chimneys. Along with gas central heating there is a multi fuel stove in the lounge and a new Rayburn range in the kitchen. Wood can be sourced from the land. There are superb formal gardens framing the property, wild life ponds with resident moor hens. Located in a peaceful setting, Cae Caradog is just outsi

We are delighted to offer this recently renovated three-bedroom detached smallholding to the market, set within approximately 8 acres of pasture land. Enjoying a private rural position with no near neighbours, together with four well-proportioned barns, this is a property that must be viewed to fully appreciate all it has to offer.The accommodation briefly comprises a newly constructed entrance porch, kitchen, open-plan living/dining room, and a newly fitted wet room to the ground floor. To the first floor are three double bedrooms and a recently installed family bathroom.Externally, the property benefits from a spacious yard providing ample off-road parking, two traditional stone barns, two Dutch barns, 18 ground-mounted solar panels, and approximately 8 acres of pasture land.Ideally situated on the rural outskirts of Ffarmers, Llanwrda, the property offers an idyllic countryside lifestyle while remaining conveniently accessible to local amenities. Lampeter is approximately 5.5 miles

We are delighted to offer this extensively renovated former school, situated in the rural village of Ffarmers. Combining character and charm with modern living, this unique property offers ample off-road parking, a spacious open-plan living area, and three double bedrooms, making it a must-see home.The accommodation comprises an impressive open-plan kitchen/living/dining room, master bedroom, utility room, and family bathroom to the ground floor. To the first floor are two further double bedrooms, connected by a Jack and Jill shower room.Ideally located within the rural village of Ffarmers, the property enjoys a peaceful setting whilst remaining conveniently connected, being approximately 12 miles from Lampeter and 20 miles from Carmarthen.We have been advised that the property benefits from mains electricity, water and sewerage. Heating is provided by an air source heat pump, complemented by a log burner located within the living area. The property also benefits from underfloor heatin

JUST SHY OF 1 ACRE* *PERFECT FAMILY HOME*We are excited to bring to market this well-presented, detached four-bedroom family home, set within approximately 0.95 acres in the rural area of Ffarmers. Enjoying a private and fully enclosed setting, the property offers a peaceful lifestyle while still being within easy reach of local amenities. This turnkey home is ready for immediate occupation and ideal for family living.Briefly, the property comprises a living room, dining room, kitchen, conservatory, bathroom, and utility area to the ground floor, with three double bedrooms, one single bedroom, and a family bathroom to the first floor. The home has been tastefully decorated throughout, while retaining its original character, including attractive stained glass detailing to the upper sections of the windows and fitted shutters providing both charm and privacy. Externally, the property benefits from a private driveway, a range of outbuildings, and grounds extending to just under one acre.T

Glantwrch is a superb four bedroom spacious country residence offering immaculate, high-specification accommodation. Set within 11 acres consisting of productive pasture, areas of woodland, and ponds. Built in 2010 and thoughtfully extended in recent years, it now includes a large garden room and an expansive summer room designed to frame views of the gardens and open countryside. Standout interior craftsmanship includes engineered oak floors, an Iroko timber staircase, oak decorative beams, oak-framed windows, and impressive stone fireplaces. Outside, beautifully landscaped grounds are bordered by the River Twrch, which flows into the River Cothi at the nearby village of Pumsaint. *Option to purchase additionally a suite of modern, purpose-built outbuildings providing excellent space for workshops, machinery, animals, and leisure with approx. 13 acres of productive pasture - Guide price £350,000*Location - Set in an idyllic valley position on the edge of the village of Pumsaint. The u

A charming and substantial Former Post Office now transformed into a spacious and imposing Family home * Tastefully refurbished and extended to provide generous and modern accommodation * Impressive 4 bedroomed, 2 bathroomed Family residence * Character and charm blended with practical contemporary living * 3 separate spacious reception rooms * Stylish kitchen and contemporary bathroom suite * Oil fired central heating, double glazing and good Broadband connectivity* Extensive lawned gardens with excellent outdoor space * Covered patio and seating areas ideal for outdoor entertaining and Family dining * Adjoining workshop/studio/potential self contained annexe (subject to consent) with an internal home office offering superb versatility * Detached garage * Tarmacadamed driveway with ample parking for up to four vehicles * Two EV Charger points* A distinctive and highly appealing property with lifestyle appeal * Prominent location within a well known and historic West Wales Village * 8

INVESMENT OPPORTUNITY* *3-BEDROOM FARMHOUSE WITH AN ADDITIONAL 2-BEDROOM STONE BARN CONVERSION SET IN 20 ACRES OF LAND*This impressive 3-bedroom detached farmhouse, together with an additional 2-bedroom barn conversion, is set within approximately 20 acres of land and is a must-see property nearby the rural village of Caio, Llanwrda.The farmhouse offers a blank canvas for new owners to make their mark, boasting plenty of scope to shape it into a home reflecting your own style and vision. The accommodation briefly comprises a living room, sitting room, kitchen/dining room, walk-in pantry, and bathroom to the ground floor, with two double bedrooms and one single bedroom to the first floor.The detached 2-bedroom barn conversion, is well presented and tastefully decorated throughout, having previously operated as an established holiday let, and offers a living room, kitchen/dining room, two double bedrooms, and a family bathroom. The property extends to approximately 20 acres, including ap

No onward chain * Spacious detached country bungalow in an idyllic rural setting * Generous 4 bedroomed, 2 bathroomed Family accommodation * Stunning far reaching countryside views to the rear * Light and versatile living space - South facing * Extensive lawned gardens with plenty of outdoor space * Side patio ideal for entertaining and al-fresco dining * Attractive pillared entrance and tarmacadamed driveway * Ample private parking* Subject to a Carmarthenshire Section 106 Occupancy Restriction * Conveniently located between Lampeter, Llandovery and Llandeilo * A superb Family home in a peaceful countryside location * Early viewing highly recommendedFrom Lampeter take the A482 road South through the Villages of Cwmann and Harford and proceed towards the Village of Pumpsaint. As you head over the bridge into Pumpsaint continue along this road passing D. Lloyd and Sons Timber and Building Merchants on your right hand side. Continue for a further 200 yards and the property will be locate

A CHARACTERFUL THREE BEDROOM TRADITIONAL COTTAGE, SET IN GROUNDS OF APPROX. 2.7 ACRES WITH TWO FABULOUS HOLIDAY COTTAGES, A TRADITIONAL STONE BARN AND VARIOUS OTHER OUTBUILDINGS IN A WONDERFULLY SECLUDED RURAL LOCATION.â—� Highly Appealing, Characterful Three Bedroom Traditional Cottageâ—� Two Holiday Cottages Producing Excellent Incomeâ—� Traditional Stone Barn with Scope for Conversion (STPC)â—� Various Other Outbuildingsâ—� Set in Large Gardens and Grounds with Paddock and Woodlandâ—� Approx. 2.7 Acres In Allâ—� Wonderfully Secluded Rural LocationThe house is believed to date back to around 1800 and it retains much of its original charm and character. The pair of superb holiday cottages, thoughtfully converted from a traditional stone barn in 2007, are finished to an excellent standard offering charming accommodation, providing an established and highly successful holiday letting business. Currently marketed through Sykes Cottages, the cottages generate an attractive annual income a

An attractive 2 bedroomed country bungalow * Pleasant rural Village setting in Ffarmers, West Wales * Modernised accommodation throughout * Stylish contemporary kitchen and bathroom * Oil fired central heating and double glazing* Integral garage and tarmacadamed driveway * Front and rear gardens with lawned areas and mature borders * Useful garden shed * Backing onto the Village playing fields* Conveniently located - Approximately 8 miles from Lampeter and 12 miles from both Llandovery and Llandeilo * Ideal for 1st Time Buyers, retirement or those seeking a peaceful country lifestyle * Viewing highly recommendedFrom Lampeter take the A482 towards Llanwrda. Proceed through the Village of Cwmann continuing past Tavern Gem Public House and taking the turning left at Harford, 1/4 mile past Check Point Service Station to Ffarmers. Continue into the Village of Ffarmers. The property will be located on your left hand side just before the Village Hall, as identified by the Agents 'For Sale' bo

Set within the folded hills of rural Carmarthenshire, Rhos Farm is a property with a story as rich as its setting. This characterful 4/5 bedroom farmhouse, together with its beautifully converted 4-bedroom barn, was once home to British rock and roll legend Billy Fury and the traces of his ownership remain woven into the fabric of the estate today, not least in the striking three-storey folly he built himself as a birdwatching tower.A long, tree-lined driveway sets the scene on arrival, with the property gradually revealing itself as you approach a fitting introduction to an estate that enjoys sweeping countryside views from almost every angle.Set in approximately 1.94 acres of gardens, meadow, and orchard, with its own wildlife pond, this is a genuinely idyllic slice of West Wales countryside and a rare opportunity, since properties combining a substantial family farmhouse with an independently successful holiday letting business seldom come to market in this area.The FarmhouseThe mai

Being sold via Secure Sale online bidding on 6th November 2026- Guide Price ?630,000* A rare and highly versatile rural property set within approx. 23 acres, offering extensive accommodation, multiple dwellings and an indoor swimming pool. Caeshedrem comprises a substantial main residence with scope for up to 11 bedrooms, a 2 bedroom annexe, separate 4 bedroom Swiss-style dormer bungalow and a 2 bedroom chalet. The extensive grounds include beautifully landscaped gardens, paddocks, woodland and stream boundaries, with far-reaching countryside views. Offering exceptional space, privacy and flexibility, the property presents outstanding potential for multi-generational living, extended family, lifestyle or income-generating opportunities, subject to the necessary consents. *A truly individual country property with enormous scope and a wealth of possibilities.*LocationCaeshedrem, is situated in the popular rural village of Cwmann, just outside the university and market town of Lampeter. T

A rare and highly versatile rural property set within approx. 23 acres, offering extensive accommodation, multiple dwellings and an indoor swimming pool. Caeshedrem comprises a substantial main residence with scope for up to 11 bedrooms, a 2 bedroom annexe, separate 4 bedroom Swiss-style dormer bungalow and a 2 bedroom chalet. The extensive grounds include beautifully landscaped gardens, paddocks, woodland and stream boundaries, with far-reaching countryside views. Offering exceptional space, privacy and flexibility, the property presents outstanding potential for multi-generational living, extended family, lifestyle or income-generating opportunities, subject to the necessary consents. *A truly individual country property with enormous scope and a wealth of possibilities.* Location - Caeshedrem, is situated in the popular rural village of Cwmann, just outside the university and market town of Lampeter. The area offers an appealing balance of countryside living and everyday convenience

An exceptional lifestyle property enjoying a stunning rural setting with far-reaching valley views, this beautifully rebuilt and substantially extended country residence offers the perfect blend of luxury, space and modern efficiency. Finished to an outstanding specification, the virtually new four-bedroom, four-bathroom home features magnificent open-plan living accommodation with bi-fold doors, a superb bespoke kitchen, and beautifully appointed interiors throughout. Set within approximately *13.29 acres* of productive pasture with quality modern agricultural buildings, workshop and stables, the property is ideal for those seeking an executive country home, equestrian property or manageable smallholding. A *further 11.27 acres* of adjoining land is also available by separate negotiation.LOCATIONSuperbly situated in an unrivalled location amongst the rolling hills of North Carmarthenshire some 3 miles east of the Market town of Lampeter between the communities of Cwmann and Ffarmers l

An Outstanding 9 Acre Rural Smallholding with Superb Outbuildings, Character Residence & Excellent Equestrian/Small Business Potential A rare opportunity to acquire an appealing four bedroom country smallholding enjoying an enviable private setting on the edge of the popular village of Cwmann, just a short distance from the University town of Lampeter. Set within approximately 9.2 acres of attractive pastureland, Tyn Rhos combines a beautifully maintained character home with an exceptional range of modern and traditional outbuildings, making it ideal for equestrian enthusiasts, classic car collectors, hobby farmers, small business operators or those simply seeking the perfect rural lifestyle.Agents CommentsSmallholdings like this combining a quality character residence with such an exceptional range of buildings are becoming increasingly difficult to find. The versatility of the outbuildings present here significantly broadens the property's appeal, whether for equestrian buyers, class

ATTENTION FIRST TIME BUYERS * A very well presented 3 bedroomed home nicely set back from the road & conveniently situated in the popular village of Cwmann, within walking distance of the amenities of Lampeter town. The property has been extensively renovated over the years & now provides oil centrally heated, double glazed & modern accommodation. With off-road parking to the front & low maintenance grounds to the rear this property is ideal for first time buyers or indeed those looking to downsize.LocationThe property is located in the popular village of Cwmann, close to the noted Carreg Hirfaen School, on a regular bus route & also within walking distance of the popular town of Lampeter having a good range of shopping, administrative and educational facilities including shops and supermarkets, doctors surgery, primary and secondary school and the Trinity St. Davids University campus. 30 minutes drive from the Georgian Harbour town of Aberaeron and 22 miles North of Carmarthen.Descrip

This charming detached three-bedroom cottage offers a unique opportunity to embrace rural living in a historic setting. Located within the enchanting Edwinsford complex, on the banks of the River Cothi the property boasts character and warmth, making it an ideal retreat for those seeking tranquillity and natural beauty. The cottage features oil-fired central heating, ensuring a cosy atmosphere throughout the year, while the double-glazed windows provide both comfort and energy efficiency. The interior is thoughtfully designed, creating a welcoming space for family and friends to gather. Step outside to discover the delightful enclosed rear patio and courtyard and the lovely riverside gardens adjacent to the River Cothi enhance the charm of this property, offering a peaceful escape where one can unwind and appreciate the beauty of nature.LocationDelightfully situated in the courtyard of the former Historic Edwinsford estate complex, surrounded by similar country properties on the banks

A rare & exciting opportunity to purchase a newly built detached 3 bedroomed bungalow with detached garage on a select development in the popular village of Cwmann, on the outskirts of the noted town of Lampeter. Development due for completion early 2027. * Please note - Proceedable & committed purchasers may have the opportunity to influence some features of the property. *LocationThe property is attractively located on the edge of the village of Cwmann, less than 1 mile from the popular market town of Lampeter with a good range of everyday facilities including supermarkets, doctors surgery, dentists. The property is in a sought after area due to its convenience to the popular town of Lampeter & easy of access to neighbouring towns / villages.DescriptionA great opportunity for those looking for a newly built 3 bedroomed detached bungalow with detached garage on the outskirts of Cwmann, just a short mile from Lampeter. The property is estimated to be complete early 2027 & will provide

A rare & exciting opportunity to purchase a newly built detached 2 bedroomed bungalow on a select development in the popular village of Cwmann, on the outskirts of the noted town of Lampeter. Development due for completion early 2027. * Please note - Proceedable & committed purchasers may have the opportunity to influence some features of the property. *LocationThe property is attractively located on the edge of the village of Cwmann, less than 1 mile from the popular market town of Lampeter with a good range of everyday facilities including supermarkets, doctors surgery, dentists. The property is in a sought after area due to its convenience to the popular town of Lampeter & easy of access to neighbouring towns / villages.DescriptionA great opportunity for those looking for a newly built 2 bedroomed detached bungalow on the outskirts of Cwmann, just a short mile from Lampeter. The property is estimated to be complete early 2027 & will provide homely & attractive accommodation on a con

29 Acres, Private River & End of Track Seclusion | Carmarthenshire SmallholdingAt the very end of a private track shared with just one other farm, where the road quite literally stops, Bryn Dafydd Isaf offers 29 acres, a private river and a level of privacy that is increasingly difficult to find. The HomeThe farmhouse has been carefully renovated over the past five years, retaining its character while creating a home that works for modern day living.At its heart is a country kitchen centred around a Rayburn, designed for everyday use rather than show. From here, the layout flows naturally into a cosy living space with a log burner, creating a warm and quiet place to unwind.A generous utility room adds practicality with direct access outside, while the main bathroom includes both a bath and a multi jet shower.Upstairs, there are three bedrooms, along with a separate office space and additional WC, ideal for working from home or creating a dedicated space away from the main living areas.

An impressive refurbished and extended country residence * 4 bedrooms and 2 stylish bathrooms * Stunning high specification fitted kitchen * Spacious and beautifully presented Family accommodation * Extensively improved including updated electrics, plumbing and re-roofing * Oil fired central heating and double glazing* Breath taking panoramic views towards the Brechfa Forest * Attractive raised lawned garden and private patio * Useful lean-to workshop, garden store and log store * Ample off road parking * Peaceful rural setting near the Brechfa Forest and Llanllwni Mountains * Convenient to Llanybydder, Lampeter and Llandeilo * No onward chain – Must view!The property is best approached by taking the A485 from Lampeter to Llanybydder. On the main square in Llanybydder, opposite the Premier Shop, turn left onto the B4337. Continue on this road for a further 3 miles. On entering the Village of Rhydcymerau the property will be located on your left hand side, as identified by the Agents 'F

Set within the folded hills of rural Carmarthenshire, Rhos Farm is a property with a story as rich as its setting. This characterful 4/5 bedroom farmhouse, together with its beautifully converted 4-bedroom barn, was once home to British rock and roll legend Billy Fury — and the traces of his ownership remain woven into the fabric of the estate today, not least in the striking three-storey folly he built himself as a birdwatching tower. A long, tree-lined driveway sets the scene on arrival, with the property gradually revealing itself as you approach — a fitting introduction to an estate that enjoys sweeping countryside views from almost every angle.Set in approximately 1.94 acres of gardens, meadow, and orchard, with its own wildlife pond, this is a genuinely idyllic slice of West Wales countryside — and a rare opportunity, since properties combining a substantial family farmhouse with an independently successful holiday letting business seldom come to market in this area.The Farmhouse

NO CHAIN*A well-presented three-bedroom semi-detached property situated in a convenient rural location, offering spacious accommodation ideal for families, first-time buyers or investors alike.The accommodation briefly comprises an entrance hall, living room, kitchen/diner, utility room and separate WC to the ground floor. To the first floor are three bedrooms and a family bathroom.Externally, to the rear, the property benefits from a spacious, fully enclosed lawned garden with a patio seating area, providing an ideal space for outdoor entertaining and family enjoyment. To the front, there is a further lawned garden area, owned and maintained by the Housing Association, along with resident parking available at the property.The property is conveniently located less than a 10-minute drive from the market town of Lampeter, which offers a good range of everyday amenities including shops, supermarkets, cafés, schools and leisure facilities, whilst still enjoying the benefits of a peaceful c

NO ONWARD CHAIN * Delightfully positioned mid-terrace cottage * Deceptive 3 bedroomed accommodation * Modern kitchen and bathroom * Mains gas central heating and double glazing * Good broadband connectivity * *Nicely presented throughout - perfectly suiting first time buyer or family occupiers * Low maintenance rear garden being terrace and laid to lawn, with stone walled patio, raised flower garden area * Useful garden shed/workshop (8'5 x 5'9) * Rear pedestrian access and possibility for off street parking * A must view property - ideal to get your foot on the property ladder or for investment purchasers - contact us today ! *From Lampeter proceed along the A482 eastbound for approximately 1 mile to the village of Cwmann. On the right hand side there will be a row of terraced houses signposted Treherbert Street. The property will be the 8th along as identified by teh Agents 'For Sale' board.VIEWING: Strictly by prior appointment only. Please contact our Lampeter Office on[use Contact