Cymerau Uchaf, Blaenau Ffestiniog, Gwynedd Cymerau Uchaf room, each leading to three well-proportioned Blaenau Ffestiniog bedrooms and the former with a separate W.C. Gwynedd LL41 4BW Outside Standing on a generous plot, the property is approached through a five-bar gate over A detached 6 bedroom cottage with a sweeping driveway providing parking for 22 acres located at the heart of multiple vehicles and giving access to a Snowdonia close to local amenities detached outbuilding with two garages and a useful external store. The garden surrounding Blaenau Ffestiniog and station 1.9 miles the property is laid mainly to level lawn (Llandudno Junction 1 hr 1 min, London Euston 4 bordered by mature shrubs and trees and to hours 30 minutes), Porthmadog 10.5 miles, A55 the rear has a pedestrian path and gate giving North Wales Expressway (Jct. 19) 27.5 miles access to the property’s 22.11 acres of rough pasture bordered by the beautiful Afon (River) Reception hall | Drawing room | Family room Bowydd with its numerous rock pools and Sitting room | Garden room | Kitchen/breakfast waterfalls, the whole enjoying panoramic views room | Utility room | 6 Bedrooms | 2 Bathrooms over the beautiful Snowdonia countryside. W.C. | Garden | 2 Garages | Store room c 22.11 acres | EPC Rating F Location Located in a conservation area within the The property Snowdonia National Park, Cymerau Uchaf is an Cymerau Uchaf is a family home offering almost ideal rural retreat for those who love a variety 2,400 sq. ft. of accommodation arranged over of outdoor pursuits including walking, hiking, two floors. Whilst in need of modernisation climbing, fishing, canoeing, water sports, and reconfiguration, it offers the prospective wildlife and bird watching. The historic town purchaser an ideal opportunity to create a of Blaenau Ffestiniog has a range of day-to- beautiful family home in a stunning rural setting. day amenities including boutique shopping, Originally converted from two properties, the cafés, arts centres, pubs and services together ground floor accommodation has two entrances. with numerous tourist attractions including the The first has access to the reception hall with Ffestiniog Narrow Gauge Railway, Llechwedd a fitted utility room and family bathroom, and Slate Caverns, competition-level mountain leads through to a large drawing room with biking trails, Zipworld, and Bounce Below. parquet flooring, open fireplace and a door to Communications links are excellent: the nearby a glazed rear porch. The other entrance gives A470 runs north to Llandudno and south to access to a second family bathroom and to an Dolgellau and beyond and meets the A55 North inter-connecting suite of rooms comprising Wales Expressway with its links to Chester and a family room with window seating, exposed the national motorway network and the A5 stone open fireplace and doors to a triple aspect at Betws-y-Coed, giving access to Llangollen, garden room, and the neighbouring sitting room Wrexham to the east and Bangor and Holyhead with a fireplace. Both sides of the property to the west. Blaenau Ffestiniog train station runs are linked by a generous kitchen/breakfast to the North Wales coast at Llandudno Junction, room with a range of base units and space for with onwards links to Chester, Holyhead, integrated appliances and a good-sized table, Manchester, Wolverhampton and central London offering real potential to create a stunning The area offers a range of state schooling family and entertaining space at the heart of including Ysgol Maenofferen and Ysgol y the home. The first floor accommodation is Moelwyn, with the independent St. Gerards accessible over a staircase in the entrance hall School (Bangor) slightly further afield. and from separate stairs rising from the family

Directions From Strutt & Parker’s Chester office, follow the Floorplans A55 west and stay on this road for 40.8 miles. Main house internal area 2,382 sq ft (221 sq m) Garages internal area 375 sq ft (35 sq m) At junction 19 take the A470 exit signposted Store internal area 78 sq ft (7 sq m) Betws-y-Coed/Llandudno and at Glan Conwy For identification purposes only. Interchange take the 1st exit onto Conway Road (A470). After 15 miles continue straight through S Junction A5/A470 Betws-y-Coed onto A470/A5, 3.22 x 2.70 10'7" x 8'10" W then turn right to re-join A470 and stay on this E road for a further 10.6 miles. At the roundabout N take the 1st exit onto A496, turn immediately right onto North Western Road (A496) and after Seat

1.7 miles turn left. Cymerau Uchaf can be found Bedroom 5 on the right-hand side. Drawing Room 2.69 x 2.65 Principal Bedroom Bedroom 3 6.95 x 3.97 8'10" x 8'8" 3.70 x 3.61 3.61 x 3.10 Sitting Room Bedroom 2 Bedroom 4 12'2" x 11'10" 11'10" x 10'2" Family Room F/P 22'10" x 13'0" F/P 4.59 x 3.14 4.65 x 4.46 3.99 x 2.52 4.61 x 2.49 General 15'1" x 10'4" 15'3" x 14'7" 13'1" x 8'3" 15'1" x 8'2" Local Authority: Gwynedd Council Bedroom 6 Services: Mains electricity and water, private 2.71 x 1.84 drainage. Electric night storage heating. Utility 8'11" x 6'0" Council Tax: Band E Kitchen/ Sky Eaves Eaves Breakfast Room First Floor Fixtures and Fittings: All fixtures and fittings are 6.06 x 4.31 excluded from the sale but may be available by 19'11" x 14'2" separate negotiation. Japanese Knotweed: Japanese Knotweed has Ground Floor Store been identified over 50m from the property. 3.35 x 2.15 The vendor has a management plan in place. 11'0" x 7'1" Further information is available from the vendor’s agent. Garage 5.26 x 2.63 Agents' Note: Cymerau Uchaf is in Site of 17'3" x 8'8" Special Scientific Interest (SSSI)

Garage 5.26 x 3.69 Chester 17'3" x 12'1" Park House, 37 Lower Bridge Street CH1 1RS The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height 01244 354880 © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8470190/SKL [email protected] struttandparker.com

@struttschester IMPORTANT NOTICE: Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority /struttandparker to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25% of the aggregate of the fee paid to them by you for the arrangement of a mortgage and any fee received by them from the product provider. Should 50 offices across England and Scotland, including you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have Prime Central London the information checked for you. Photographs taken June 2021. Particulars prepared July 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited