Tan Y Foel, Llanfor, Bala

Situated in a pleasant residential location, 10 Tan Y Foel is a spacious three-bedroom terraced home offering well-proportioned accommodation throughout and excellent potential for a purchaser to modernise and personalise to their own taste. The property comprises two generous reception rooms, providing flexible living space, together with good-sized bedrooms. Benefitting from UPVC double glazing throughout, the property presents an excellent opportunity for first-time buyers and small families.

Externally, the property enjoys an enclosed front patio, a small rear yard, and a useful brick-built outbuilding with electricity connected and an outside WC. A separate brick-built garage with a flat felt roof also benefits from an electrical supply, making it ideal as a workshop, hobby space or additional storage. On-street parking is available nearby.

The property is set in the traditional village of Llanfor, located just a short distance from the popular market town of Bala. Surrounded by beautiful countryside, it offers a peaceful rural setting while still being within easy reach of Bala's wide range of amenities, including shops, cafes, restaurants, and schools. The area is also well known for Llyn Tegid (Bala Lake), watersports, and scenic walking routes, making Llanfor an attractive location for those seeking both tranquillity and outdoor activities.

Accommodation:
Front Porch (2.26m x 1.25m):
A welcoming entrance with carpeted flooring, UPVC window and sliding door.

Hallway (0.98m x 3.62m):
Carpeted hallway providing access to the living room and kitchen.

Lounge (3.99m x 3.45m):
A spacious and comfortable reception room featuring a large UPVC window and a connection for a log burner.

Dining Room (2.89m x 2.88m):
A well-proportioned reception room with a large UPVC window.

Kitchen (2.94m x 2.91m):
A well-presented fitted kitchen with integrated appliances and plumbing for a washing machine.

Screened Porch (3.09m x 1.94m):
A versatile additional living space with UPVC windows, a wash hand basin and a plastic sheet roof, offering a range of potential uses.

WC (1.45m x 0.88m):
Conveniently located and UPVC window.

Bathroom (1.46m x 1.66m):
Fitted with a panelled bath incorporating an electric shower over, wash hand basin and UPVC window.

Bedroom 1 (2.97m x 3.45m):
A generous double bedroom with a large UPVC window.

Bedroom 2 (3.20m x 3.43m):
A further double bedroom benefiting from a large UPVC window and built-in airing cupboard.

Bedroom 3 (2.30m x 2.65m / 1.68m):
A comfortable single bedroom, ideal as a child's room, home office or guest bedroom.

Services
The property benefits from mains electricity, water and drainage.

Heating
The property is heated via oil-fired central heating. The agent has not tested any services, appliances, or the central heating system.

Council Tax
Band B

Wayleaves, Easements & Rights of Way
We are not aware of any wayleaves, easements or right of way related to this property.

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 out of Bala on the A494 for approximately 1 mile before turning left into the village of Llanfor. Continue for around 170 yards and take the second left into Tan Y Foel. After approximately 70 yards, the property will be found on the left-hand side.

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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
Gwynedd Council

The property is subject to a Local Occupancy Clause under Section 157 of the Housing Act 1985. Prospective purchasers must have lived or worked within Gwynedd during the last three years in order to be eligible to purchase the property.

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 (Cyngor Gwynedd Council)
Tenure: Freehold