Llechfraeth Uchaf, Bontddu LL40 2UP

Llechfraeth Uchaf is a charming detached three-bedroom cottage of traditional stone construction beneath a slated roof, situated within the sought-after setting of Parc Eryri (Snowdonia National Park). The property benefits from an attached annexe suite, accessible both internally from the main house and independently via its own external entrance.

Occupying an elevated south-facing position, all principal living rooms and bedrooms, along with the sunroom/conservatory and annexe, enjoy outstanding panoramic views across the surrounding countryside towards the Mawddach Estuary and the Cader Idris mountain range.

The current owner, an architect, has invested in excess of £200,000 over the years in extending and enhancing the property. Notable improvements include the acquisition of additional land, increasing the total plot to approximately 0.38 acres, along with the creation of an upgraded driveway providing parking for three vehicles and the addition of two sheds. The gardens have been thoughtfully landscaped to include three patio areas, a dedicated barbecue space, and a striking reflecting pool, all designed to maximise enjoyment of the exceptional setting.

Further enhancements include the addition of the annexe and a sunroom/conservatory, creating versatile living accommodation. The annexe has previously generated a gross income of approximately £12,000 per annum (as of 2023), offering excellent potential for continued use as a holiday let or guest accommodation.

The property has also been upgraded with improved insulation and replacement windows (achieving an EPC rating of 'C'), alongside high-quality solid oak features including the staircase, internal doors, beams, and kitchen fittings. Solar panels provide hot water and generate an annual income of approximately £1,700 through a feed-in tariff.

The accommodation briefly comprises an entrance lobby, utility room, hallway, bathroom, kitchen/dining room, and a sitting room featuring an inglenook fireplace, along with a sunroom/conservatory to the rear offering seamless indoor-outdoor living. To the first floor, there is a landing leading to three bedrooms (one currently utilised as an office) and an additional WC.

A soundproof interconnecting door links the main house to the annexe, which comprises an open-plan sitting room/kitchen, bathroom, and a loft/mezzanine bedroom. The annexe also benefits from its own private patio and garden area.



The property would appeal to a wide range of buyers, including those relocating to the area or existing residents seeking to upgrade, with the added advantage of income potential from the annexe. Further benefits include mains water, private septic tank drainage, and the property is offered for sale with no onward chain.

Early viewing is highly recommended to fully appreciate the setting, views, and quality of accommodation on offer.

Location
Bontddu is a village situated half way between the market town of Dolgellau (approx. 5 miles) and the seaside resort of Barmouth.

The ancient market town of Dolgellau sits within an area of outstanding natural beauty set in the Southern Snowdonia National Park, at the foot of the Cader Idris mountain range. Dolgellau is an excellent base for walkers and outdoor pursuits. The town provides a small cottage hospital, primary & secondary schools, a tertiary college as well as restaurants, pubs, library, rugby & cricket clubs and is within 10 miles of the coast and 6 miles of a main line railway station.

The picturesque seaside town of Barmouth is located on the West Coast of North Wales and lying between a mountain range and the sea on the mouth of the river Mawddach, is arguably one of the most beautiful locations in Wales. The town itself offers an array of restaurants, pubs, cafes and local independent shops. The surrounding countryside provides superb opportunities for outdoor/water activities.

Council Tax Band: E - £2,982.06
Tenure: Freehold
Rights & easements: Shared driveway