Pabo Lane, Llandudno Junction, Conwy, LL31

An imposing country house occupying an extremely peaceful, elevated position with spectacular, far reaching views across the Conwy Valley and to Snowdonia.

ACCOMMODATION IN BRIEF

- Entrance and Staircase Halls; Large Utility; Cloakroom; Drawing Room; Dining Room; Kitchen with Breakfast & Seating Areas; Cellars.
- Master Bedroom with En-suite Bathroom and Dressing Room; 4 Further Double Bedrooms; 3 Bath/Shower Rooms (all en-suite); Extensive second floor storage rooms.

OUTSIDE

- Driveway & Parking Area; Garage; with Garden Stores; Clock Tower and Bothy.
- Lawned Gardens; Woodland.
- Paddock In all about 3.5 acres (1.42 ha).

LOCATION

Pabo Hall occupies a stunning, elevated setting with spectacular, views along the Conwy Valley, to the Snowdonia Mountain Range, and to the popular coastal town of Conwy with its historic and magnificent Conwy Castle which overlooks the town. Approached off a quiet country lane, the property enjoys a peaceful and secluded position, yet is convenient for local services and the road and rail network. The well known and popular seaside town of Llandudno is a short distance away, and offers a comprehensive range of services for everyday needs including high street banks, supermarkets, doctor’s and dentist’s surgeries, restaurants, pubs complemented by a retail park with a number of department stores.

On the educational front there is a choice of both private and state schools nearby including Rydal Penrhos and St. Davids Collage, both of which are within a short drive away. Sporting activities are well catered for with marinas at Deganwy and Conwy, excellent walking in the Clwydian and Snowdonia Ranges, and several riding stables within close proximity. Colwyn Bay also offers well established football, cricket, rugby and hockey clubs and there are several links golf courses locally. Pabo Hall lies on the edge of the Snowdonia National Park with a large selection of outdoor activities including Zip World and the Welsh Mountain Zoo.

COMMUNICATIONS

Despite the property’s rural location Pabo Hall is convenient for the A55 expressway which provides daily travel along the North Wales coastline serving all areas of commerce and leisure from Anglesey to Chester. Beyond Chester, the M53 & M56 motorways serve Liverpool and Manchester, and in turn connect with the national motorway network. From Llandudno Junction station there is a circa 3 hour direct rail service to London Euston via Chester. For travel abroad, Liverpool and Manchester are both served by international airports, and the ferry terminal at Holyhead is some 40 miles distant.

DESCRIPTION

Pabo Hall is an impressive period house which is said to date from 1866 albeit with substantial alterations and additions, constructed of stone and brick with rendered elevations beneath a slate roof. It was reputedly built for the Brooke Family, a wealthy Manchester Industrialist, who used it as a shooting lodge, and there are some lovely stained glass windows in the drawing room depicting this name. The house was later used by the military during World War II as was the case with many large houses. It is thought that there was an older building occupying the site and that the existing Hall was, historically, even larger than as today, being the focal point of an estate extending to around 400 acres with tenanted farms.

Over the years the property was sub-divided and the Hall reduced in size and then remodelled in the late 1800’s including the construction of the clock tower in 1886, which is a Listed Building. Pabo Hall has now been in the same ownership for over 25 years, and was subject of a comprehensive scheme of renovation in the early 2000’s, more recently a cosmetic overhaul in 2018 including new kitchen and bathrooms. The property now comprises a wonderful family home, finished to a high standard, occupying a wonderful position with spectacular views.

The interior provides spacious and beautifully proportioned accommodation, with the main living space arranged over two floors together extensive cellars and former roof space which has been converted and provides superb storage but which has been used on occasion as additional bedrooms. The reception rooms are impressive, particularly the drawing room with its stained glass windows and fireplace with woodburner, both having decorative plaster moulded ceilings, period fireplaces and bay windows overlooking the gardens and the southerly aspect along the valley.

The kitchen is a superb everyday living space with quality units fitted by Acanthus Kitchens supporting cupboards and drawers beneath matt ‘leatherised’ granite work surfaces, integrated dishwasher and fridge/freezer, oil fired 4 oven Aga with hot plate and central island with further storage, wine fridge and sink with hot water tap. Attached is a bespoke dining table, and at the far end of the room there is plenty of space for a sofa and armchairs. As with the dining room, the kitchen has direct access to the verandah which extends across the width of the house. The remainder of the ground floor comprises a large utility which could double up as a secondary kitchen if required, cloakroom and hallway, with study area beneath the stairs.

The first floor living space is approached via an elegant turned staircase, and is as extensive as the ground floor, also ideally laid out for family living. The bedrooms are all spacious and enjoy views across the grounds, the master suite being particularly impressive and access via its independent landing off which is a further intricate stained galls window. All bathrooms incorporate quality tiling and sanitary ware, and some under floor heating.

OUTSIDE

The property is approached off a country lane to a wide tarmacadamed parking area to the side and rear of the house. There is a detached building comprising gym (19’7” x 15’10”) and side garage (19’7” x 9’8”) each served with light and power. The former clock tower is an attractive stone and slated building with ground floor machinery store, and first floor room providing ladder access to the tower. At the far end of the garden is a similar structure, albeit which is not Listed, with attached former glass house, now derelict. The gardens have been well maintained over the years and comprise lawns with dense floral and herbaceous borders, and there are some mature specimen trees, notably an impressive beech. To the rear of the house the land rises and there is a bank of mature woodland, with a side paddock. This is gently sloping but suitable for anyone wishing to keep a horse, albeit with some fencing required.

PROPERTY INFORMATION

Address: Pabo Hall, Pabo Lane, Llandudno Junction, Conwy, LL31 9QG

Tenure: Freehold with vacant possession

Services: Mains water and electricity. Oil central heating and private drainage (shared with neighbouring dwellings)

Local Authority: Conwy Borough Council. Tel: . Council Tax: Band I – £3,132.00 amount payable 2025/26.

Third Party Rights: Three other properties have access rights over part of the drive for Pabo Hall.

Fixtures: Unless specifically mentioned in these particulars all contents, fixtures and fittings, garden ornaments, statues, carpets and curtains are excluded from the sale. Certain items may be available by separate negotiation.

DIRECTIONS

To reach the property leave the A55 at Junction 19, taking the A547 towards Llandudno Junction. After a short distance turn right into Pabo Lane. Follow the road for about a mile, and Pabo Hall will be seen up to the right on the hillside. Continue for a further few hundred yards, bearing right into the property.