Ruabon Road, Wrexham, LL13

Situated on the outskirts of the town centre, in a conservation area protecting the front appearance of the property is this impressive extended terraced property offering larger than average and well laid out accommodation.
Wrexham has a wealth of shops, schools and local amenities, a railway station and excellent bus service to all local areas. All major road links lie nearby.
Externally the house is set back from the road via a gated entrance to brick block patio. In turn the rear has a further paved patio leading across an access way to a further area, housing a workshop along side a further separate store room.
Viewing is therefore highly recommended to appreciate this opportunity to acquire a family residence close to town centre, the accommodation to which in brief comprises: Entrance porch into hallway, lounge off with dining room and further sitting room beyond, kitchen to the rear. On the first floor are the three bedrooms and family bathroom and there is a converted attic space ideal for use as a study or play room.

Outside
A wooden gate through a walled frontage leads onto a brick block patio with steps up to the property's entrance, matching patio to side with fencing and further wall marking the boundaries.
The rear, accessed via the kitchen has a paved patio leading across an access way to further area revealing a workshop/playroom/gym. To its side is a tore room.

Workshop
12'9" x 9' (3.89m x 2.74m)
Secure door leads in to a hallway to further entrance door. Window to side. Beamed ceiling. Ceiling striplighting.

Store Room
Having a separate entrance, shelved with power and further ceiling striplighting.

Entrance Porch
Original solid wood door with leaded light glazed insert with matching panels to both the front and side. Both electric and gas meter cupboards. Quarry tiled floor. Coved ceiling. Ceiling light point. Inner Georgian style glazed door into:

Hallway
Gives access to all the ground floor accommodation and staircase to the first floor. Dado rail, coved ceiling. Radiator. Two ceilinglight point with surrounding roses.

Lounge
15'4" (4.67) into bay x 13'3" (4.04)
Solid wood framed bay window to front with original parquet floor below. Feature stone wall with closed fireplace having power for an electric heater, television stand to side. Beamed ceiling. Radiator. Ceiling downlights and smoke detector.

Dining Room
16'10" x 8'9" (5.13m x 2.67m)
Full height window to rear aspect. Beamed ceiling. Two ceiling light points. Opening to:

Sitting Room
11'7" x 11'1" (3.53m x 3.38m)
Coal effect gas fire on quarry tiled hearth with brick back and surround. Beamed ceiling. Radiator. Ceiling and two wall light points.

Kitchen
15'2" x 9'3" (4.62m x 2.82m)
Fitted with a range of oak fronted base and wall mounted kitchen units with marble effect work surfaces and tiled splashbacks. Built in electric oven and grill with four burner gas hob to side under a concealed illuminating extractor hood. Stainless steel single sink, mixer tap and drainers to each side.. Washing machine, dishwasher and tumble dryer, ( appliances untested). Integrated AEG fridge/freezer. Breakfast bar and four stools. Both glazed door and window to side with further overhead frosted window to rear. Quarry tiled floor. Ceiling strip lighting and smoke detector.

First Floor Landing
Giving access to the three bedrooms and family bathroom. Dado rail and coved ceiling. Built in oak shelving. Archway to bathroom. Two ceiling light points.

Bedroom One
16' x 10' (4.88m x 3.05m)
Hardwood framed double glazed bay window to front. radiator. Ceiling light point.

Bedroom Two
11'4" x 9'7" (3.45m x 2.92m)
Fitted with full width mirror fronted wardrobes also housing chests of drawers and shelving. Window to rear with radiator below. Coved ceiling. Oak framed padded headboard. Ceiling light point and central rose.

Bedroom Three
9'10" x 7'10" (3m x 2.4m)
Mirror fronted wardrobe also housing a chest of drawers. Single bunk beds with desk, drawers and radiator below. Hardwood double glazed window to front. Two reading lights and ceiling light point.

Family Bathroom
With a fitted suite of oval shaped panelled bath, fully tiled shower cubicle with Mira electric shower, low level WC and vanity wash hand basin with storage cupboards below. Built in airing cupboard with hot water tank and shelving. Eye level windows to both rear and side. Wood panelled ceiling and walls. Wall light point and ceiling downlights.

Attic Room
18'2" x 12'8" (5.54m x 3.86m)
Full length under roof storage with desks opposite and fitted drawers. Pine framed double glazed Velux window within a wood panelled ceiling. Fitted shelves to side. Strip lighting.

Directions
From Wrexham proceed down Town Hill to the t-junction turning left onto Beech Street, then immediately right at the traffic lights onto Pen-Y-Bryn, going up the hill and into Ruabon Road. The property will be indicated by our for sale board to the right hand side just prior to the mini roundabout.


IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in every case.

WRE240049/2