Penycoed Road, Llangollen, Denbighshire, LL20

Situated on the edge of the attractive tourist town of Llangollen is this impressively presented two/three bedroom detached cottage enjoying enviable views over the town and the elevated Castell Dinas Bran opposite with the River Dee and Pavilion below.
The town boasts a wealth of shops, wine bars and further caterers, has good primary and secondary schools and further amenities. The town is well linked to the greater commercial centres of Wrexham and Oswestry, to which there are excellent bus services.

Its construction largely of stone is believed to date back to possibly the seventeenth century but has been sympathetically improved with a modern kitchen and very impressive bathroom, combined with wood effect UPVC double glazing and gas central heating through modern 'school style' radiators.
Externally the property sits on a plot of some third of an acre of mixed garden with two sun patios, a detached timber games room, two garden sheds, green house and vegetable patch.

Viewing is therefore highly recommended in the first instance not to miss out on this opportunity, the accommodation to which in brief comprises: Entrance porch to front through into the lounge, beyond which is an inner hallway with side exit to patio. The dining room has a staircase to the first floor and leads to the modern kitchen and on the first floor is a large open plan sitting room, ideal for conversion to a third bedroom, this leads to the existing bedrooms and family bathroom.
Outside
Recessed parking spaces for two vehicles to the rear of Penycoed Road under a bank of trees providing shelter.
The garden is made up of a large lawned area to the rear having a central green house, raised timber framed vegetable patches and leading on to a garden shed with the games room to its side. A patio to the side of the house with log store again enjoys the views over the town and beyond. A gated entrance with steps lead down to a similar lower patio with stocked beds to side and further garden shed to the boundary.

Games Room
12'3" x 9'3" (3.73m x 2.82m)
Two UPVC double glazed windows, one to front, one to side. Corner wood burning stove on tiled hearth. Built in storage unit. Power and ceiling striplighting and TV point.

Entrance Porch
Steps through a stone wall lead up to the entrance. A wood effect composite door with frosted double glazed inserts and matching side panels leads in. Karndean wooden floor. Inner solid wood door leads into:

Lounge
20'9" x 12' (6.32m x 3.66m)
With a central multi fuel burner in recess on a quarry tiled hearth. Two UPVC double glazed windows in recesses to front elevation and afurther to side. Extensive shelving to rear with storage cupboards below. Radiator. Two ceiling and three wall light points. Steps lead up to:

Inner Hallway
UPVC double glazed door leads onto the raised side patio with sheltered wood store. Part wood panelled walls. Karndean wood floor. Ceiling light point. Steps lead up to:

Dining Room
12'8" x 10'7" (3.86m x 3.23m)
Continuation of the Karndean floor. Further part wood panelled walls. UPVC double glazed window to side. Staircase to the first floor. School style radiator. Original beamed ceiling. Recess chimney breast, potential for further multi fuel stove.

Kitchen
14'1" x 6'7" (4.3m x 2m)
Fitted with a contemporary range of base and wall mounted kitchen units with granite work surfaces over and having a sunken Belfast sink. Built in Neff electric oven with combi microwave over and four ring gas hob to side under a stainless steel illuminating extractor hood. Integrated Flavel dishwasher. Concealed space and plumbing for a washing machine. Tall Smeg fridge/freezer. Two UPVC double glazed windows, one to front one to side. Part mosaic tiled walls and tiled floor. School style radiator. Beamed ceiling. Two ceiling light points.

First Floor Landing
Gives access to the two bedrooms and sitting area/bedroom three. Radiator. Steps down to the two bedrooms. Ceiling light point.

Bedroom One
12' x 10'8" (3.66m x 3.25m)
Two built in double wardrobes. UPVC double glazed window overlooking the town and beyond with radiator below. Beamed ceiling. Ceiling and two bedside reading lights.

Bedroom Two
13'5" x 8'5" (4.1m x 2.57m)
UPVC double glazed window again with views to the town and radiator below. Single built in wardrobe. Ceiling light point.

Sitting Room/ Bedroom Three
12'10" x 8'4" (3.9m x 2.54m)
Two UPVC double glazed windows to side and matching Georgian style French doors to rear patio and pergola. Built in storage cupboard. Beamed ceiling. Ceiling light point.

Family Bathroom
12'7" x 7'9" (3.84m x 2.36m)
With a fitted suite of rolltop bath, oversized shower cubicle, low level WC and vanity wash hand basin with cupboards below. UPVC double glazed windows to both side and front. Part wood panelled walls. Laminate wood floor. One school style radiator and stainless steel heated towel rail with inset school style radiator. Beamed ceiling. Ceiling and two wall light points and extractor.

Directions
On approaching Llangollen from the Chirk direction on the A5 take a left turn as you come into the town onto Brook Street and then bear left onto Penycoed Road, up the hill and the parking will be seen on the right hand side, the cottage being a little further up the road to your right hand side.


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.

WRE240035/2