LL28 5TW

'Bryn Eithin' is situated in a superb location on the outskirts of Glan Conwy in the beautiful Conwy Valley. The four bedroom, detached property enjoys unspoilt 360 degree views across the hills, towards the 'Carneddau' mountain range.

Although in a semi-rural location, Colwyn Bay with its mainline railway station is around a 10-minute drive away, and the City of Chester can be reached on the A55 Expressway in under an hour.

The property has been lovingly maintained and thoughtfully modernised and extended to create an exceptional modern family home.

Approached off the road through double timber gates leading to a driveway laid to slate with landscaped borders. The garage is conveniently situated within the driveway space.
The pathway to the property follows the front lawn and recently laid patio which can be accessed directly off the dining room - a practical feature for families with younger children and al fresco summer parties.

Landscaped, well-tended gardens with mature trees, fruit orchard and a cultivated eco garden with composting area leading down to the lower road. The garden has a perimeter stock proof fence.

Handy to know...

* Four double bedrooms
* Ensuite and dressing room to primary bedroom
* New uPVC double glazing, some in traditional 'Astragal' style
* Boiler installed 2022
* Re-plastered walls throughout - decorated in stylish paint and paper choices
* Natural flooring throughout - Indian Limestone, Smoked Oak and Jute.
* Woodburning stove in living room
* Feature panelling elevates décor
* 'Wren' Kitchen with pantry cupboard, island and Range cooker
* Fitted utility room with downstairs cloakroom
* Super-Fast Fibre Installed giving the option of working remotely
* Excellent outdoor entertaining spaces - bespoke covered rear garden room with power connected.
* What3Words Location: ///brand.resting.nicely


ACCOMMODATION COMPRISES:
(Approximate measurements only)

Entrance - Side elevation - Timber canopied porch with slate roof. Timber and glazed painted door

Entrance Hall -- uPVC double glazed window to rear elevation. Walls decorated in a pale silver-grey leaf pattern over recently fitted timber half panelling painted in a soft white. 'Jaipur' Indian Limestone floor through to the kitchen. 'Neomitis' heating controls. Column style radiator. Under stairs door leads into a useful pantry room with shelving and small window to rear garden.

Living Room - (4,72m x 3.25m) Large uPVC picture windows overlooking front garden (Tartan pattern blinds to every window, included in sale) Traditional Cast Iron Wood-burning stove, inset to limestone hearth with Oak insert mantle above. Smoked Oak flooring continued. TV & BT Points. Under floor heating.

Entrance Hall leads back into;

Kitchen - (3.51m x 4.15m ) Limestone floor continues from Entrance Hall. 'Wren' Kitchen 'Infinity Plus' range. Pantry Cupboard. Central island unit in a contrasting plum colour. Hardwood 'Oak' worktops. Bespoke wine rack. Space for US style Fridge Freezer. Cream composite sink with swan neck chrome mixer tap. Integrated 'Zanussi' dishwasher and 'Belling' Range cooker with electric oven and electric halogen hob in recess with traditional shelf above. Patterned tiling to all splash areas. Kitchen cupboard housing consumer unit and meter. Vertical mounted column style radiator. uPVC French doors lead to rear garden.

Dining Room - off kitchen - (3.65m x 3.25m ) Oak 'smoked' wooden flooring. Patterned feature wallpaper, ambient wall lighting. uPVC French doors lead to front garden space directly onto the recently laid patio.

Snug Room (extension) - (2.80m x 4.00m) leads neatly off Dining Room. Feature panelled wall in Charcoal. Ambient wall lights. uPVC window overlooks front garden and patio space. Wall mounted TV bracket/aerial point. CH column style radiator. Oak flooring continued.

Timber door leading to:

Utility - (2.80m x 3.40m) uPVC windows enjoying views over rear garden. Fitted cupboards and half panelling. Inset stainless steel sink unit and worktops. Grey brick effect tiling. 'Baxi' boiler (installed 2022), 'Neomitis' controls. Stable door to outside. Full height cupboards for useful family storage. CH Radiator. Patterned vinyl flooring. Space for washing machine and dryer within cupboards.

Cloakroom: Leading off Utility - Timber door. Half panelling with pattern 'Pheasant' wallpaper. Obscure glazed uPVC window to side elevation. Low level W/C, wall hung wash hand basin and radiator. 'Manrose' extractor. Patterned vinyl floor as utility.

Stairs & Landing: 'Jute' carpet runner with stair rods to timber painted stairs, original wooden newel posts and finial. Landing in smoked Oak boards. Half panelled lower walls. uPVC double glazed window to rear elevation.
All white painted timber doors lead to rooms off landing...

Bathroom: (3.50m x 1.80m) panelled bath, pedestal wash hand basin and low-level WC. Shower enclosure with mains shower. Half tiled walls in stone effect contrasting with a Sage Green paint to remainder. Double glazed uPVC obscure glazed windows to rear elevation. Flooring

Primary Bedroom 1: (2.81m x 4.45m ) Fitted wardrobes on entry, dressing room space. Double glazed windows overlooking front enjoying views of the Carneddau (Mountain range) CH radiator. Feature panelled wall with small shelf. 'Karndean' dark Oak flooring continued.
Ensuite shower room: WC, wash basin and shower enclosure with 'Mira' electric shower. Grey brick effect Tiling. 'Karndean' dark Oak flooring continued.

Bedroom 2: (3.60m x 3.23m) Fitted wardrobes on entry. Double glazed windows overlooking front enjoying views of the garden and hills beyond; CH radiator. Feature panelled wall painted in a 'Forest Green' colour. Oak Flooring continued.

Bedroom 3: (4.62m x 3.23m) Fitted wardrobes on entry. Double glazed windows overlooking the garden, hills and green fields to the side elevation. CH radiator. Feature panelled wall painted in a forest green. Oak Flooring continued.

Bedroom 4: (2.67m x 2.20m) Double glazed windows to side elevation overlooking green fields and trees. CH radiator. Oak Flooring continued.

OUTSIDE
Front garden with grassed areas, trees, shrubs and herbaceous plants. Recently landscaped driveway laid to slate. Ample parking for at least 3- 4 cars/mobile campervan in this area. Garage to front with flat roof, roll door, power connected. Pathway leads to side elevation, low timber gate leads to rear garden.
'All weather' outdoor entertaining space with power connected. Large Patio area off kitchen provides further seating areas.
The grassed lawn extends beyond the fence to a wilding area for log seasoning and composting. Opportunities for vegetable patches or to install a greenhouse. The grassed garden offers a variety of established shrubs and plants; fruit orchard with a grassed bank, and mature tree complete with swing!

Tenure - we have been informed that the tenure is Freehold with vacant possession on completion of the sale. Vendors solicitors should confirm this.

We are informed that the property benefits from Mains water and electricity. Private drainage (French drain overflow, 1200 litres) LPG heating. This agent has tested no appliances, services, or central heating system.

Blinds, curtains and light fittings may be available for separate negotiation.

Viewing: - Strictly by appointment through the agents, Robbie Howarth Estate Agents - 166 Conwy Road, Llandudno Junction,LL31 9DU

Proof Of Identity: - In order to comply with anti-money laundering regulations, Robbie Howarth 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.

Although these particulars are thought to be materially correct, their accuracy cannot be guaranteed and they do not form part of any contract.