The Boot, Bala

The Boot is a stunning 4-bedroom detached stone-built home, expertly modernised while retaining its original character and charm, including striking stone walls and exposed timber beams. Built in 1720, this exceptional property offers spacious, light-filled living areas and generously sized bedrooms, with triple-glazed windows to the front enhancing comfort and energy efficiency.

Set within approximately 0.55 acres, the property boasts a large enclosed garden, a gravelled yard, a private decking area, and ample off-road parking. Additional features include a double garage and a timber-framed workshop, both with electrical supply, providing versatile space for vehicles, hobbies, or extra storage. A rare combination of historic character, modern comforts, and generous outdoor space makes The Boot a truly special family home.

The property is set in the rural village of Bethel, situated just outside the market town of Bala in Gwynedd, is a picturesque village offering a tranquil rural lifestyle while remaining within easy reach of town amenities. Its location provides excellent access to the stunning surrounding countryside, with numerous walking and cycling routes, as well as recreational opportunities on Llyn Tegid (Bala Lake), including watersports, fishing, and lakeside leisure. Bala town itself, only a short drive away, offers a wider range of shops, cafes, restaurants, schools, doctor's surgery, and other essential services, making Bethel ideal for those seeking the charm of village life with convenient access to modern amenities.

Accommodation:
WC (2.27m x 1.03m): Fitted with a wash hand basin; conveniently located.

Dining Room (6.06m x 2.97m): Open and inviting space featuring exposed timber beams, a stone wall, and patio doors leading to the garden.

Kitchen (4.84m x 3.45m): Equipped with modern fitted units, exposed timber beams, and a charming former bread oven.

Utility Room (2.18m x 1.35m): Practical space ideal for laundry and additional storage.

Cellar (3.34m x 2.50m): Handy storage room.

Lounge (8.18m x 5.33m): Spacious and comfortable, featuring a cosy multi-fuel stove and patio doors to the garden.

Bedroom 1 (4.35m x 5.30m): Large bedroom with inbuilt wardrobes, benefiting from an ensuite bathroom and a dressing room.

Ensuite Bathroom (3.21m x 2.05m): Modern suite with separate bath and shower, wash hand basin, heated towel rail, toilet, and Velux window.

Dressing Room (1.91m x 2.05m): Useful room with Velux window, perfect for storage or dressing.

Bedroom 2 (2.73m x 3.76m): Double bedroom with exposed timber beams adding character.

Bedroom 3 (3.85m x 3.21m): Another double bedroom, also with charming exposed timber beams.

Bathroom (2.27m x 2.71): Modern suite with separate bath and shower, wash hand basin, heated towel rail, toilet, and an exposed timber beam.

Bedroom 4 (2.48m x 3.65m): Comfortable double bedroom with timber beams.

Services
The property is connected to mains electricity and water, with drainage via a shared septic tank serving two other properties.

Heating
The property is heated via oil-fired central heating which is regularly serviced. The agent has tested no services, appliances or central heating system (if any).

Council Tax
Band F

Wayleaves, Easements & Rights Of Way
We have been informed that the two neighbouring properties have a right of access to the septic tank if required. The property will be sold subject to and with the benefit of all wayleaves, easements and rights of way whether mentioned in these particulars or not.

Planning
We are not aware of any active planning applications in place in relation to the property.

Article 4 Directive
If you own a residential dwelling (which is a main home) within the Eryri National Park area and wish to change the use to a second home, short term holiday let or specific mixed use, you will be required to obtain planning permission from Eryri's National Park Authority before undertaking the change of use. If you own a dwelling that is already in use as a second home, short term holiday let or specific mixed uses (before 1 June 2025) - the Article 4 Direction will not affect the current use.

Building Survey & Condition
No formal building survey has been made on the property in the last 12 months. The agents have not undertaken a full survey of the property.

Directions
From our office on Bala High Street, head northeast along the A494 for approximately 4.8 miles. The property will be on your left, just past the turning for Bethel.
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Method of Sale
The property is to be offered for sale by private treaty.

Tenure & Possession
The freehold of the property is offered with vacant possession on completion of sale.

Local Authorities
Cyngor Gwynedd Council


Viewings
Strictly by confirmed appointment with the vendor's agents R G Jones -

Health & Safety
Given the potential hazards of property, we ask you to be as vigilant as possible when making your inspection for your own personal safety.

DISCLAIMER
These particulars, whilst believed to be accurate, are set for guidance only and do not constitute any part of an offer or contract. Intending purchasers or purchasers should not rely on them as statements or representation of fact, but must satisfy themselves by inspection or otherwise of their accuracy. No person in the employment of Farmers Marts (R G Jones) Ltd has the authority to make or give any representations or warranty in relation to the property

Council Tax Band: F (Cyngor Gwynedd Council)
Tenure: Freehold