Gelli Gron, Rhosygwalia

Gelli Gron is a charming detached two-bedroom stone cottage, full of character and beautifully presented throughout. Retaining a wealth of original features, including exposed timber beams, the property offers spacious and comfortable accommodation comprising a generous living area and two double bedrooms. The cottage benefits from a combination of oak-framed and UPVC double-glazed windows, Velux rooflights, and a traditional slated roof in good working order.

Set within approximately 0.36 acres, the property enjoys attractive gardens and grounds, including an enclosed garden with a pond, vegetable plots, a polytunnel, and a rear patio area. A range of useful outbuildings provides excellent storage and further potential, subject to any necessary consents.

The property is located on the outskirts of Rhosygwaliau, approximately 1.5 miles south-east of Bala, within the scenic surroundings of Eryri National Park. The area offers a peaceful countryside setting with attractive views, excellent walking and cycling opportunities. Despite its tranquil location, it remains conveniently close to Bala's amenities, including shops, cafés, schools and leisure facilities, as well as Llyn Tegid, renowned for watersports, sailing and outdoor recreation.

Accommodation:
Porch (1.63m x 1.11m):
Welcoming entrance porch with UPVC double-glazed windows beneath a pitched slate roof.

Living Room (4.20m x 4.33m):
Cosy and inviting living area with a log-burning stove, exposed beams, and oak-framed windows.

Dining Room (4.36m x 2.32m):
Attractive reception room featuring exposed timber beams and oak-framed windows, offering a characterful space for dining.

Kitchen (4.43m x 2.58m):
Well-appointed with a range of fitted units and integrated appliances, complemented by two UPVC windows providing ample natural light.

Bathroom (2.86m x 2.57m):
Beautifully presented and fitted with a separate shower enclosure, bathtub, wash hand basin, WC, useful storage, and a UPVC window.

Utility Room (5.40m x 1.53m):
Practical and versatile space with a Velux rooflight, UPVC door, and UPVC windows, ideal as a utility or boot room.

Bedroom 1 (3.85m x 3.08m):
Spacious double bedroom with exposed beams, built-in storage, an oak-framed window, and stunning countryside views.

Bedroom 2 (2.30m x 4.44m):
Generous double bedroom featuring exposed beams, oak-framed windows, and attractive open views across the surrounding countryside.

Outbuildings:
Large Barn (4.31m x 3.04m / 3.64m x 2.44m / 3.62m x 6.23m / 2.26m x 4.06m):
A substantial outbuilding constructed of stone, brick, and block elevations, predominantly beneath a traditional slate roof, with one section covered by a corrugated steel roof. Divided into four separate units, the barn benefits from electricity and skylights, providing excellent storage, workshop space, or potential for a variety of uses, subject to any necessary consents.

Pigsty:
Traditional stone-built pigsty situated adjacent to the barn, offering additional character and useful ancillary storage.

Workshop / Shed (2.85m x 4.06m):
A well-maintained block-built outbuilding with electricity, a uPVC window, and an additional double-glazed window. Ideal as a workshop, hobby room, or secure storage space.

Annexe
A detached brick-built annexe presented in excellent condition, benefiting from UPVC double-glazed windows and a shower room fitted with a shower, wash hand basin, and WC. We understand the building has been insulated, making it suitable for a variety of uses including guest accommodation, a home office, studio, or study.

Lounge / Living Area (3.35m x 2.66m)
Shower Room (1.09m x 2.66m)

Services
The property benefits from mains electricity, private water supply and a septic tank.

Heating
The property is heated via oil-fired central heating and benefits from a log burner in the living room. The agent has not tested any services, appliances, or the central heating system.

Council Tax
Band E

Wayleaves, Easements & Rights of Way
We have been informed that the property benefits from a right of way over the access track across neighbouring farmland, with shared responsibility for its maintenance. There are also three public right of ways across parts of the land and garden.

The property is sold subject to, and with the benefit of, all such rights, whether or not they are specifically mentioned in these particulars.

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 carried out on the property in the past 12 months. The agents have not undertaken a full survey.

Directions
From our Bala High Street office, proceed north-east for approximately 0.2 miles before turning right immediately prior to the bridge onto the B4391. Continue for approximately 1 mile, then turn right onto Cross Britain Way. Follow this road for around 0.7 miles into the village of Rhosygwaliau, turning right just before the bridge. Continue along the track for approximately 1 mile. After passing the second cattle grid, take the next left turn and continue for a further 0.2 miles, passing through one gate. The property will then be found directly ahead.

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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: E (Parc Cenedlaethol Eryri)
Tenure: Freehold