Bryn Hyfryd Eglwysbach £335,000

Beautifully presented 3 bed detached house, upgraded and extended, set in well maintained gardens, offering privacy with uninterrupted views over countryside.

This charming house is set in a slightly elevated position with private patio in easily maintained gardens. A bright and airy house providing character accommodation with modern conveniences, and well proportioned rooms. To the oil fired central heating throughout, is added the comfort of a hole in the wall glass fronted multifuel fire in the sitting room, together with an air heat pump for air conditioning. Solar panels provide a tax free income of approx £1,000 pa.

Tel: 01492 55 55 00 www.iwanmwilliams.co.uk LOCATION

Located in the popular village of Eglwysbach, one mile from the famous National Trust Bodnant Gardens, yet only 4 miles from Tesco and ideally positioned to explore the Snowdonia National Park. Other attractions include the world Conwy Castle, Zip-world and Surf Snowdonia.

ACCOMMODATION

(approximate measurements only)

Reception Hall: Original timber and glazed front door, telephone point, radiator, small leaded window to side elevation. Staircase leading off to first floor level, tiled floor, understair boot room with hanging space and storage, electric meters, double timber and glazed doors leading through to:

Main Living Room: 28'3" x 14'5" (8.6 x 4.4) Triple aspect uPVC double glazed windows enjoying extensive views across open countryside towards mountains of Snowdonia, coved ceiling and downlighting, built in corner bookcase, hole in the wall multifuel fire, feature vertical radiators.

From Hallway access to:

Office: 8'7" x 6'0" (2.62 x 1.82) Radiator, radiator, uPVC double glazed window overlooking rear elevation.

Large Dining Kitchen: 13'11" x 11'1" (4.23 x 3.38) Vaulted ceiling; fitted range of base and wall units with complementary worktops, split level oven, glazed display units, corner shelving, peninsular unit with 5 ring gas hob and stainless sink with single drainer, undercupboard lighting, double glazed pine doors and windows to rear elevation leading onto small covered courtyard. Veluxe double glazed window. Utility & WC: Leading off kitchen:

WC: Low level suite, extractor fan, wash basin.

Utility: Plumbing for automatic washing machine and 'Worcester' floor mounted central heating boiler, inset spotlighting.

From Main Hallway: Timber and glazed door leading to dining room or study with feature spiral staircase leading off to first floor sleeping area, uPVC double glazed window overlooking front, double panel radiator. Personal door leading through to integral car garage. Main staircase leading off to:

First Floor - Landing Half moon leaded window overlooking rear of property, access to roof space, built in linen cupboard.

Bedroom 1 ( Master Bedroom) 13'6" x 12'10" (4.11 x 3.9) Range of built in wardrobes along one wall with timber and glazed doors, overhead storage cupboards. Double panel radiator, uPVC double glazed window enjoying extensive views.

En-suite: Four piece suite comprising large corner shower enclosure with main shower, low level WC, bidet, pedestal wash hand basin, fully tiled walls, double panel radiator, inset spotlighting.

Bedroom 2: 12'9" x 12'5" (3.88 x 3.79) UPVC double glazed window enjoying extensive views, double panel radiator.

Bathroom: 6'0" x 8'10" (1.83 x 2.7) Three piece suite comprising corner bath with mixer tap shower above, wall tiling, pedestal wash hand basin with monochrome tap, low level WC, radiator, uPVC double glazed window overlooking side elevation, inset spotlighting.

From Dining Room/ Study spiral staircase leading to:

Small Landing: Sky light window, built in cloaks cupboard/ wardrobe.

Bedroom 3: 10'4" x 9'0" (3.15 x 2.75) UPVC double glazed window overlooking rear, vaulted ceiling, power point, double panel radiator. Two eaves storage cupboards to either side providing ample storage area.

Outside: Twin wrought iron gates leading to gravel hardstanding and driveway for two vehicles. The property is surrounded by attractive landscaped gardens comprising lawned gardens with large ornamental garden pond and water feature, variety of established shrubs and plants, attractive outside seating/ patio area enjoying extensive views across open countryside, side small vegetable plot, oil tank, timber garden shed, outside water tap, rear courtyard providing sheltered and private seating area enjoying a sunny aspect.

Integral car garage: 17'8" x 7'9" (5.38 x 2.36) Power and light connected, up and over door ( this is currently used as a workshop and store)

Services: Mains water, electricity and drainage are connected to the property, oil fired central heating, solar electric panels and air to air heat pump. Solar panels provides an annual income.

Viewing: By appointment through the agents, Iwan M Williams, 5 Bangor Road, Conwy, LL32 8NG, tel 01492 55 55 00. Email [email protected]

Directions: From the direction of Glan Conwy continue along the A470 and take the first turning for Eglwysbach, pass Bodnant gardens and proceed towards the village. Continue towards the village passing Glan Aber Estate on your left, in a short distance you will see the left turning onto Ffordd Gyffylog, Bryn Hyfryd is on the right hand corner of this road. These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for any purpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to become under any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Any prospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agent supplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.

Iwan M Williams Estate Agents 5 Bangor Road Tel: 01492 55 55 00 Conwy Email: [email protected] LL32 8NG Web: www.iwanmwilliams.co.uk