Bro Eryl, Bala

65 Bro Eryl is a beautifully presented three-bedroom mid-terraced home that has been tastefully modernised to a high standard throughout, offering stylish and well-proportioned accommodation. The property comprises two comfortable reception rooms, providing versatile living and dining space, together with well-proportioned bedrooms. It also benefits from double glazing throughout, with the exception of one single-glazed window.

Externally, the property enjoys a well-kept lawned garden to the front with on-street parking available nearby. To the rear is a generous, enclosed garden that has been beautifully maintained.

Located within walking distance of Bala's shops, cafés, schools, and local amenities, this home also offers easy access to the stunning Llyn Tegid (Bala Lake), the largest natural lake in Wales. The area is renowned for its outdoor lifestyle, with opportunities for sailing, kayaking, paddleboarding, fishing, cycling, and scenic lakeside walks. The famous Bala Lake Railway offers a charming journey along the lake, while the nearby National White Water Centre provides thrilling rafting and canoeing experiences. Surrounded by the breathtaking landscapes of Eryri (Snowdonia) National Park, Bala is also an excellent base for hiking, mountain biking and exploring the spectacular Welsh countryside.

The property is subject to a Section 157 Local Occupancy Restriction. Prospective purchasers must have lived or worked in Gwynedd continuously for at least the previous three years in order to be eligible to purchase the property.

Accommodation:
Hallway (4.29m x 2.12m):
Welcoming entrance hall with a UPVC window.

Lounge (3.88m x 3.38m):
Good-sized reception room with a large UPVC window.

Dining Room (3.64m x 3.35m):
A further spacious reception room featuring a well-presented media wall and a large UPVC window.

Kitchen (6.99m x 2.10):
Long kitchen fitted with a range of units and useful under-stairs storage space. Includes one single-glazed window and a door leading to the rear garden.

WC/Storage (1.66m x 1.63m):
Conveniently located space currently used for storage, although the plumbing connection for a WC remains in place.

Bathroom (2.62m x 1.83m):
Modern and fitted with a bath, shower, WC, heated towel rail, and two UPVC windows.

Bedroom 1 (3.64m x 3.53m):
Spacious double bedroom with built-in wardrobes and a large UPVC window.

Bedroom 2 (3.91m x 3.32m):
Comfortable double bedroom with a UPVC window.

Bedroom 3 (2.77m x 2.35m):
Box room with a UPVC window, suitable for use as an office, study, or nursery.

Services
The property is connected to mains electricity, water, gas and drainage.

Heating
The property is heated via gas central heating (2023). The agent has not tested any services, appliances, or the central heating system.

Council Tax
Band B

Wayleaves, Easements & Rights of Way
We have been informed that the property benefits from a right of way over the neighbouring property's rear yard. 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 southwest for approximately 130 yards before turning right immediately after Moduron Y Bala Garage. After around 100 yards, take the first left into Bro Eryl. Continue for approximately 160 yards, then take the second right. The property will be the second property on your left.

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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.

The property is subject to a Section 157 Local Occupancy Restriction.

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: B (Parc Cenedlaethol Eryri)
Tenure: Freehold