Philip Avenue, Aberdyfi, Gwynedd, Mid Wales, LL35 0PY

This period property is situated on the exclusive Phillips Avenue on the edge of the village of Aberdovey. Comprising lounge, dining room, sun room, study, kitchen and cloakroom on the ground floor,. With 3 bedrooms and family bathroom on the second floor. With brick built storage shed plus 3 outhouses accessed from the garden or kitchen. The property has mainly upvc double glazing and electric storage heating although there is gas to the property. The front garden is maturely planted and includes a slate paved patio area. The elevated rear garden would benefit from terracing and landscaping. There is a single garage and parking for one vehicle. Bryn Rhedyn would benefit from refurbishment. Currently registered as a second home.

Aberdovey is well known for its mild climate, sandy beaches and magnificent surrounding countryside. Sailing and all water sports are very popular and Aberdovey Yacht Club is in the centre of the village. For golfing enthusiasts there is Aberdovey Golf Club a championship course nearby. There is also a railway station which together with well maintained trunk roads provides easy access with the West Midlands within 2 hours travelling distance. Just over three miles away you have the coastal resort of Tywyn with a variety of shops, cinema, leisure centre, primary and high schools, cottage hospital and promenade.

The accommodation comprises upvc sliding doors to:

ENTRANCE PORCH
2 x timber single glazed windows to side, tiled floor. Glazed door and side panel to:

LOBBY
Tiled floor, glazed door and side panel to:

HALLWAY
Tiled floor, storage heater.

LOUNGE 5.61 x 3.64
Upvc window to front, open fireplace with firebox, timber surround and slate hearth, storage heater, timber floor, glazed door to:

SUN ROOM 3.22 x 3.19
Upvc sliding door to front, timber single glazed to side, tiled floor, door to:

STUDY 3.23 x 1.94
Timber single glazed window to side, half glazed timber door to rear, tiled floor.

Off entrance hallway to:

DINING ROOM 3.64 x 2.72
Upvc window to front and side, timber floor, storage heater.

KITCHEN 3.05 x 2.75
Upvc window to side, timber single glazed to rear, base and wall units, laminate work top, stainless steel sink and drainer, electric cooker point, part tiled walls, storage heater, Mersey Super boiler supplying hot water only, timber door to rear.

CLOAKROOM
Metal window to rear, w c, basin, tiled floor, built in cupboard housing electric meter and consumer unit.

Stairs to:

1ST FLOOR LANDING
Original ornate stained glass window to rear, access to loft.

BEDROOM 1 5.25 x 3.03
2 upvc windows to front-1 to side all with estuary views, storage heater.

BEDROOM 2 3.65 x 2.75
Upvc window to front and side with estuary views, storage heater.

BEDROOM 3 3.66 x 2.43
Upvc window to side.

BATHROOM 3.06 x 2.74
Upvc window to side- metal window to rear, bath, wash basin, w c, storage heater.

OUTSIDE FRONT
Parking for a small vehicle, access to single garage, steps up to property, mature shrubs, slate paved patio area with path either side to rear.

OUTSIDE REAR
Brick built storage shed, access to rear outhouses with outside tap, steps up to elevated garden in need of landscaping.

WHAT3WORDS; zooms.slurpinganchovies

TENURE The property is Freehold.

SERVICES Mains electricity, gas, water and drainage.

COUNCIL TAX Band G

VIEWING By appointment with Welsh Property Services, High Street, Tywyn, Gwynedd, LL36 9AE. Tel:

MONEY LAUNDERING REGULATIONS
You will need to provide identity evidence in the form of passport/driving licence or utility bill with mpan number visible on putting forward an offer.

DISCLAIMER
These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of an offer or a contract. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. Any intending purchaser should satisfy him/herself by inspection of the property or otherwise as to the correctness of each of the statements prior to making an offer. No person in the employment of Welsh Property Services has any authority to make or give any representation or warranty whatsoever in relation to this property.

LASER TAPE CLAUSE
All measurements have been taken using a laser tape measure and therefore may be subject to a small margin of error.