Tan Y Coed, Llangollen

Location

The property is situated in an elevated position towards the fringe of the town, about half a mile from its centre, the rear boundary adjoining a wooded hillside. To the front there are views over the neighbouring properties towards the town and Dee Valley beyond. Llangollen is an historic market town situated on the banks of the river Dee. Internationally renowned for the Eisteddfod, Llangollen offers a wide-range of day to day amenities including Primary and Secondary Schools, a modern Health Centre and a wide range of independent Shops including Greengrocers, Butchers and Bakers and numerous small Boutiques. The area is also a well known centre for outward bound activities such as kayaking and is a hiker's paradise. There are several Hotels and a good range of Café Bars and Restaurants.

Constructed

of pebbledash rendered external elevations beneath a tiled roof.

On The Ground Floor

Enclosed Porch

7' 0'' x 5' 3'' (2.13m x 1.60m)

Grey laminate flooring. Dado rail. Shelving to recess. Approached through a composite door with a PVCu framed double glazed front window.

Entrance Hallway

11' 2'' x 5' 10'' (3.40m x 1.78m)

Including staircase leading off with storage cupboard beneath. Radiator. Dado rail. Smoke alarm. Central heating thermostat. Grey laminate flooring.

Sitting Room

13' 2'' x 12' 6'' (4.01m x 3.81m)

Fitted gas fire to a full-width brick fireplace with display reveals. Dado rail. Radiator. Two wall-lights.

Dining Kitchen

18' 10'' x 8' 8'' (5.74m x 2.64m)

Recently refitted with ranges of grey high gloss fronted units having contrasting work surfaces and upstands including a single drainer stainless steel sink inset into a double base unit and work surface, beneath which there is plumbing for an automatic washing machine. A total of five-doored further base units and one drawer pack with extended work surfaces, beneath which there is a built-under electric oven, inset ceramic hob with an integrated filter hood above set between a total of seven-doored suspended wall cabinets. Two tall units, one with an integrated fridge and freezer and the other accommodating an "Ideal" combination gas-fired boiler. Radiator. Inset ceiling lighting. PVCu framed part double glazed external door with matching window.

On The First Floor

Landing

8' 7'' x 6' 0'' (2.61m x 1.83m)

Loft access-point. Linen cupboard. Dado rail. Plank-style oak finished doors to:

Bedroom 1

10' 9'' x 9' 4'' (3.27m x 2.84m)

Excluding door recess and a range of fitted wardrobes with three mirror doors. Dado rail. Radiator.

Bedroom 2

11' 2'' x 8' 8'' (3.40m x 2.64m)

Excluding door recess and alcove. Radiator.

Bedroom 3

9' 3'' x 7' 8'' (2.82m x 2.34m)

Including stairhead. Radiator.

Bathroom

7' 6'' x 5' 5'' (2.28m x 1.65m)

Refitted with a three piece white suite comprising a panelled bath with shower screen and "Mira" shower above, pedestal wash hand basin with monobloc mixer tap attachment and close coupled dual flush w.c. Part slate-effect tiled walls. Chrome ladder radiator. Inset ceiling lighting. Extractor fan.

Outside

Communal Parking Area to the front. Front rear Patio Area. Terraced rear with open fronted and two brick-built Store Sheds with steps leading to stoned and decked Seating Areas and a grassed garden area beyond with Shed and which adjoins woodland to the rear.

Services

All mains services are connected subject to statutory regulations. The central heating is a conventional radiator system effected by the "Ideal" combination gas-fired boiler concealed within the kitchen units.

Tenure

Freehold. Vacant Possession on Completion.

Viewing

By prior appointment with the Agents.

EPC

EPC Rating - 42|E.

Council Tax Band

The property is valued in Band "C".

Directions

For satellite navigation use the post code LL20 8BD. From the centre of Llangollen proceed up Castle Street to the traffic lights on the A5 at which turn left onto Regent Street in the direction of Chirk. Continue to the Fire Station and turn right onto Brook Street. Continue passing a playground on the right for a total of about 400 yards until turning left into Maes Pengwern. Follow the roadway up the hill until bearing second left. At the top of a short hill bear right into Tan Y Coed and the property will be observed towards the head of the roadway on the left.