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"A superb, traditional stone built welsh cottage together with attached 2 bedroom holiday let cottage in beautiful lakeside setting above the beautiful Conwy Valley

Tal y Llyn sits in approximately 2.5 acres in total, occupying an idyllic rural setting, surrounded by open countryside and woodland, within a stone throw away from Llyn Geirionydd. 3 Bed main house, 2 bed converted barn providing regular income, large purpose built modern barn with mezzanine floors at either end. Both properties offer superb accommodation of character, enjoying views and quiet enjoyment of stunning rural surroundings. Viewing Highly Recommended.

Accommodation The accommodation affords Approximate measurements only

Tal Y Llyn

Covered Entrance

Reception Hall Staircase leading off to first floor level; built in electric meter cupboard; radiator; understair storage cupboard.

Lounge 4.47m x 3m 14 7" x 9 10" Feature inglenook fireplace with multi fuel stove; wall lights ; radiator; TV point.

Rear Entrance Porch Composite double glazed rear door.

Dining Kitchen 4.99m x 2.75m 16 4" x 9 0" Fitted range of base and wall units with complimentary worktops; one and half bowl sink with mixer tap; Hotpoint oven and grill; space for fridge freezer; five ring gas hob with extractor above; beam ceiling; double panelled radiator; dining area overlooking front.

Inner Hall Double panelled radiator and built in airing cupboard; double glazed window.

First Floor

Landing Spacious landing area with double panelled radiator.

Built In Cloakroom Low level suite; wash basin and Velux double glazed window to rear.

Bathroom 2m x 1.77m 6 6" x 5 9" Panelled bath; pedestal wash hand basin; low level WC; wall tiling; shaver point; double panelled radiator; tiled floor.

Bedroom 1 2.64m x 4.16m 8 7" x 13 7" Double panelled radiator; double glazed window overlooking rear of property.

Bedroom 2 4.72m x 2.7m into eaves 15 5" x 8 10" into eaves Double panel radiator; skylight window; access leading to

Large Walk In Roof Storage Area 4.73m x 4.18m 15 6" x 13 8" Housing Ideal Logik LPG central heating boiler New 2024 with 10 year guarantee with light and power connected.

Bedroom 3 4.73m x 2.8m 15 6" x 9 2" Double glazed skylight window to rear; radiator.



Swn Yr Afon Attached 2 bedroom cottage which offers beautifully presented accommodation and is currently let out on a holiday let basis.

Dining Kitchen 4.35m x 3.33m 14 3" x 10 11" Fitted range of base and wall units with granite worktops; plumbing for dishwasher and washing machine; Belfast porcelain sink with mixer tap; four plate ceramic neff hob with glass and stainless steel extractor above; split level oven and grill; space for fridge freezer; radiator; sealed unit double glazed window overlooking front and rear; timber and glazed front door; built in cupboard housing gloworm central heating boiler.

Timber door leading to

Inner Hallway Turn staircase leading off to first floor level; radiator; cloak hooks.

Shower Room 1.71m x 1.7m 5 7" x 5 6" Radiator;low level WC; wall tiling; corner shower enclosure; extractor fan; shaver and light point.

Lounge 5.54m x 4.32m 18 2" x 14 2" Timber effect flooring; 2 x radiators; double glazed windows overlooking front and rear enjoying views; wall lights; TV point; corner freestanding log burning stove with slate tiled hearth; twin double glazed timber and glazed doors leading to sun lounge with large picture windows overlooking countryside with views extending out to Geirionydd Lake. Double glazed door to rear; double panelled radiator; 2 wall light points.

First Floor

Landing Velux double glazed window overlooking rear; built in eaves storage cupboard.

Bedroom 1 3.5m x 4.3m maximum to eaves 11 5" x 14 1" maxim 2 Velux double glazed windows to front and rear; double panelled radiator.

Bedroom 2 3.91m extending to 5.89m by doorway x 4.3m into ea Velux double glazed window to front and rear elevation; 2 double panelled radiators.

Bathroom Panelled bath; wash basin; low level WC; Velux double glazed window; radiator; extractor fan.

Outside A truly magical setting high above the Conwy Valley surrounded by open hills, woodland and natural alkes. Set in approximately 2 and half acres in total with gravel driveway and hard standing, small footbridge over stream , walled barbecue area, Additional hard standing and driveway leading to Purpose Built Portal Frame Steel and Box Profile Barn with mezzanine floors to both ends providing additional recreational or store area. Rear personal door, log burning stove. lean to store shed along one side, Field with planted tress and ample grazing

Services Mains electricity, private water and drainage. New Bore Hole installed December 2024.

Viewing Llanrwst By appointment through the agents Iwan M Williams, 5 Denbigh Street, Llanrwst, tel , email

Directions Proceed from Llanrwst in the direction of Trefriw, turn left by the Gwydir Castle and immediately right up towards Llanrhychwyn and continue steeply up the hill passing former forestry properties on the left, Hafna mine on the right. Continue for approximately 1 mile to the turning for Llyn Geirionydd clearly signposted . Follow the road down towards the lake and the property will be viewed immediately on the left by the sharp right hand turning which leads to the side of the lake.

Proof Of Funds In order to comply with anti money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases IDENTITY DOCUMENTS a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address.

Council Tax Band Band D Conwy County Borough Council

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