Minafon, Rhosygwalia, Bala

1 Minafon is a beautifully presented three-bedroom semi-detached home, set on approximately 0.47-acre plot. The property boasts spacious accommodation, including two double bedrooms, two reception rooms and features large UPVC double-glazed windows throughout, creating a bright and welcoming atmosphere.

Externally, the home offers large enclosed gardens, complemented by an additional scenic strip of land beside the stream, perfect for enjoying the peaceful surroundings. There is also off-road parking for approximately two vehicles and a timber-framed double garage with a hardstanding floor and electrical supply. To the rear, an enclosed decking area provides a lovely private space to relax, with gated access leading directly to the surrounding forestry.

Combining comfort, space, and natural beauty, 1 Minafon offers an exceptional opportunity to enjoy countryside living.

The property is set in Rhosygwaliau, a picturesque rural hamlet located just a few minutes from Bala, offering a peaceful countryside setting surrounded by rolling hills and scenic walks. Despite its tranquil location, the area is conveniently close to Bala's excellent range of amenities, including shops, cafes, restaurants, schools, and leisure facilities such as Llyn Tegid (Bala Lake), renowned for its water sports and natural beauty. Rhosygwaliau perfectly combines rural charm with easy access to local conveniences.

Accommodation:
Sunroom (5.52m x 2.12m): Features a tiled floor and large UPVC double-glazed windows, filling the room with plenty of natural light.

Kitchen (2.50m x 2.62m): A compact yet functional space with fitted units and three UPVC double-glazed windows.

Lounge (4.13m x 3.13m): A cosy, carpeted room complete with an inviting log burner.

Dining Room (3.30m x 3.33m): Carpeted and bright, with a large UPVC window allowing natural light to flood in.

Utility (2.71m x 1.80m): Practical space with fitted wall units and a convenient storage area.

WC (0.75m x 1.08m): Conveniently located for everyday use.

Bathroom (2.69m x 1.62m): Includes a bath with an electric shower, WC, and wash hand basin.

Bedroom 1 (2.57m x 2.40m): A carpeted double bedroom with a UPVC window.

Bedroom 2 (3.94mx 2.76m): The largest bedroom, carpeted with a UPVC window, enjoying the soothing sounds of the nearby stream.

Bedroom 3 (2.73m x 2.38m): A single bedroom with a UPVC window.

Services
The property benefits from a mains electricity supply. The spring water supply and septic tank are shared with two neighbouring properties (2 Minafon and Aberhirnant Hall), with the costs of maintenance and repairs divided equally into thirds.

Heating
The property is heated via LPG central heating which was installed in 2024. The agent has tested no services, appliances or central heating system (if any).

Council Tax
Band C

Wayleaves, Easements & Rights Of Way
The property benefits from a right of free passage of water to, from, and through any channels or pipes located within the neighbouring properties. The neighbouring properties also have the right to access the septic tank for the purposes of maintenance, repair, or replacement of the sewage pipeline and septic tank.

2 Minafon has a right of way over the concrete driveway, with or without vehicles, and is responsible for one-half of the costs of its maintenance.

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 for approximately 0.2 miles, then turn right onto the B4391. Continue for about 1 mile, then turn right onto Cross Britain Way. Follow this road for approximately 2.5 miles, passing through Rhosygwaliau. The property will be on your left, just after Aberhirnant Forestry.
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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
Parc Cenedlaethol Eryri/Snowdonia National Park -

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: C (Parc Cenedlaethol Eryri)
Tenure: Freehold