Rose Mullion Trefriw £310,000

A deceptively spacious 3 bedroom detached house occupying a lovely countryside setting commanding panoramic valley views.

Located on the outskirts of Trefriw Village in the beautiful Conwy Valley in an elevated position, this immaculately presented home offers light and airy accommodation with panoramic views across the valley. Gas fired central heating, uPVC double glazing. Affording: Living room, modern kitchen, dining room, inner hallway, ground floor bedroom 3/ study, bedroom 1, bedroom 2 and bathroom on first floor level. Set in large grounds with lawned level garden to front, flagged patio area to side and rear, parking area. Viewing Highly Recommended.

Tel: 01492 642 551 www.iwanmwilliams.co.uk LOCATION

Trefriw is a small rural village located in the Conwy Valley, partially situated within the Snowdonia National Park. The traditional market town of Llanrwst is 1 ½ miles away, The inland tourist resort of Betws y Coed lies 5 ½ miles to the south. The coastal towns of Llandudno and Colwyn Bay lie 12 miles north.

ACCOMMODATION

The Accommodation Affords: (Approximate measurement only)

Living Room: 13'9" x 12'10" (4.2 x 3.91) Feature 'Adam' style fireplace surround; coved ceiling; uPVC double glazed window overlooking front of the property enjoying extensive views; radiator; TV point.

Dining Room: 13'1" x 12'11" (4 x 3.94) UPVC double glazed window overlooking side and rear elevation, coved ceiling; double panelled radiator.

Kitchen: 13'1" x 7'1" (4 x 2.17) Fitted range of modern base and wall units with wood effect worktop; 1½ bowl sink with mixer tap; glazed fronted display unit; tall cupboard; integral fridge freezer; pull out recycling unit; plumbing for automatic washing machine; four plate ceramic hob and stainless steel extractor canopy over; wall tiling; inset spotlighting; uPVC double glazed window overlooking rear; timber and glazed rear door. Inner Hallway: Understairs storage area; balustrade staircase leading off to first floor level; built-in boiler/store cupboard housing 'Worcester' boiler.

Study/Bedroom 3: 14'8" x 12'8" (4.46 x 3.86) Range of book shelving; double panelled radiator; coved ceiling; telephone point and broadband point; uPVC double glazed window overlooking front enjoying extensive views. Doorway leading through to front integral entrance porch.

First Floor - Split Landing

Bedroom 1: 18'6" x 14'4" (5.64 x 4.38) Built-in linen cupboard and hot water tank; eaves storage area; double panelled radiator; access to roofspace; telephone point; extensive views across the valley.

Bedroom 2: 14'5" x 10'6" (4.4 x 3.2) Built-in wardrobe and storage cupboard; uPVC double glazed window overlooking front and side elevation enjoying extensive views; double panelled radiator.

Bathroom: Three piece suite comprising panelled bath with mixer tap shower adaptor; pedestal wash hand basin; low level W.C; radiator; storage space; inset spotlighting; double glazed window to rear elevation.

Outside: The property stands in approximately 0.75 acres, extending from just above the house down to the main road, has driveway and parking, level lawned garden to front of the property with variety of established plants and shrubs, raised side flagged patio enjoying extensive views and the patio also extends along the rear of the property. Steel garden shed.

Services: Mains water, electricity and gas are connected to the property. Septic tank drainage. Fibre Broadband connected.

Viewing: By appointment through the agents Iwan M Williams, 5 Denbigh Street, Llanrwst, tel 01492 642551, email [email protected]

Directions: Proceed from Llanrwst, through the Village of Trefriw out towards Dolgarrog, after the bends take a left fork just before the Old Hydro Hotel i.e Coed Gwydir and continue towards Coed Gwydir but take the road that climbs up behind Coed Gwydir up to Rose Mullion. Viewing by appointment only.

Proof of ID: In order to comply with anti-money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases: IDENTITY DOCUMENTS: a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS: a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address. 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 Charlton Stores 5 Denbigh Street Tel: 01492 642 551 Llanrwst Fax: 01492 642 501 Conwy Email: [email protected] LL26 0LL Web: www.iwanmwilliams.co.uk