Bryniau Golau, Llangower, Bala, Gwynedd Bryniau Golau to the kitchen. The kitchen breakfast room, at the rear of the house, has a wonderful skylight Llangower, Bala, over the breakfast table. The kitchen has Gwynedd LL23 7BT beautiful bespoke units with granite worktops, Rangemaster cooker with bottled gas, and A stunning Victorian house in a butlers sink. There is acess down a short Snowdonia National Park, with planning flight of stairs to the cellar and store room, and also there is a second front door out from the for a 2 bedroom cottage, breakfast area into a small porch. The ground and spectacular uninterrupted views floor is completed by a family sitting room with over Bala Lake woodburner, full height windows, and the second staircase up to the first floor, and a Bala 2.5 miles, Corwen 13.6 miles, Dolgellau 17.3 boiler/utility room. Off the enclosed porch is a miles, Oswestry 30.8 miles, Wrexham General further useful room, currently a games room, station 31.9 miles (London Euston 2 hours 56 but which would be suitable for a number of minutes), Porthmadog 32.1 miles uses such as an office or gym.

The first floor is accessed by two staircases at Drawing room | Dining room | Sitting room either end of the house. There are 5 bedrooms, Ktichen/breakfast room | Utility room | Cellar/ all with en suite bath or shower rooms. The store | Boiler/utility room | Games room landing outside the principal bedroom has Enclosed porch | 5 En-Suite bedrooms | Balcony access onto a wrap-around balcony. Gardens | Planning permission for 2 bedroom cottage | Parking | EPC Rating F Outside The gardens at Bryniau Golau are well stocked The property with a variety of trees, shrubs and herbaceous Bryniau Golau is a wonderful Victorian planting. A greenhouse and gardener's store are property which has been run for many years found at the end of the house. as a renowned and highly successful B&B, but currently is a much loved family home. All the The garden has beautiful terraces for outdoor main reception rooms have views over Bala dining and enjoying the spectacular views and Lake. It was, for a time during the 1960s, lived sunsets along the Lake and into the Snowdonia in by the local politician who was a front-bench National Park. spokesman on Welsh affairs during the 1960s and 1970s. A number of cabinet members at the Bala Lake has a number of watersport activities, time stayed at the property. but does not allow motorised water vehicles, and so the tranquility of the surroundings is There are two main entrances to Bryniau Golau: untouched. the first is via the enclosed porchway, into the beautifully tiled hallway with guest cloakroom There are two parking spaces outside the main at the end. The triple aspect drawing room, on house, and a large parking area adjoing the the left, with full height windows, fireplace and gardens for guests. french doors into the porch, and the office on the right, both have views across the garden to Planning permission the Lake. There is fibre to the premises, giving Planning permission has been granted to excellent internet speed for working from convert the original garage into a spectacular home. Adjacent to the office is the dining room two bedroom holiday property, with parking. with full height bay window looking out over the Lake, a fireplace and useful serving hatch

Location Situated on the eastern side of Snowdonia National Park, Bryniau Golau offers easy access to scenic mountains, tranquil lakes and stunning rivers and coastlines and to wide-ranging north and mid-Wales attractions.

Bala has a wide range of day-to-day amenities including both primary and secondary schools, boutique and High Street shops, a bank, a Post Office, restaurants, cafés, public houses and hotels, with leisure facilities including a leisure centre with swimming pool, gym and sports hall, football and rugby clubs, Bala Golf Club, and a narrow-gauge railway running alongside Bala Lake (Llyn Tegid), the largest natural lake in Wales: Bala Watersports offers a range of activities, including canoeing/kayaking, climbing/abseiling, windsurfing, sailing, archery, camp craft, raft building, mountain biking, powerboating, hill walking, gorge walking, and whitewater rafting. For fine dining, there are a plethora of renowned restaurants: Palé Hall Hotel, Tyddyn Llan and Lake Vyrnwy Hotel. Just outside Corwen is the Rhug Farm Shop, a mecca for "foodies" also with a cafe.

Whilst enjoying a tranquil and secluded setting, the property offers excellent road links via the A5 and A55 North Wales Expressway to main regional centres in both Wales and England and to the main motorway networks.

General Local Authority: Gwynedd County Council Services: Mains electricity and water, private drainage, oil-fired central heating, fibre to the premises, Council Tax: Band H Fixtures and Fittings: All fixtures and fittings are excluded from the sale but may be available by separate negotiation. Wayleaves and easements: the property is sold subject to any wayleaves or easements, whether mentioned in these particulars or not. Planning: Planning approval Application NP5/70/144A

Floorplans Main House internal area 5,306 sq ft (493 sq m) Garage internal area 366 sq ft (34 sq m) Outbuilding internal area 284 sq ft (26 sq m) Balcony external area = 217 sq ft (20 sq m) Quoted Area Excludes 'External C/B' For identification purposes only. 9.91 x 4.61 32'6" x 15'1" (Maximum) E S

Boiler Room Sky 4.10 x 3.45 Utility 13'5" x 11'4" (Maximum) Breakfast N W Area Kitchen Games Room Sky 9.50 x 5.32 31'2" x 17'5" (Maximum)

Drawing Room F/P 5.31 x 5.16 Office Dining Room 17'5" x 16'11" 3.66 x 3.11 F/P Sky 7.16 x 4.06 Sitting Room 12'0" x 10'2" 23'6" x 13'4" F/P 7.40 x 4.68 24'3" x 15'4" Garage 5.48 x 3.55 8.03 x 4.23 18'0" x 11'8" 26'4" x 13'11"

Porch

Ground Floor

Sky Sky Bedroom 3 4.56 x 3.75 Bedroom 5 15'0" x 12'4" Sky (Maximum) 3.95 x 3.45 Sky 13'0" x 11'4" Store (Maximum) 3.29 x 2.11 10'10" x 6'11" Sky

Principal Bedroom F/P 5.67 x 5.36 18'7" x 17'7" Bedroom 2 4.68 x 4.54 Bedroom 4 15'4" x 14'11" 4.46 x 3.46 14'8" x 11'4"

Balcony Seat First Floor

The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8465827/NGS Chester Park House, 37 Lower Bridge Street CH1 1RS 01244 354880 [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 60 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 May 2021. Particulars prepared May 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited