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"Tyddyn Y Felin stands in delightful, private and beautifully landscaped grounds which are mainly laid to lawn with mature trees and hedges to all sides, formal gardens with colourful specimen plants and shrubs, paved patios, a hot tub, a large paddock and extensive private parking.

The properties are very conveniently situated within five minutes drive of the A55 expressway and are within approximately 10 to 15 minutes drive of Ysbyty Gwynedd, the University, the city centre, Bangor railway station and a variety of schools for all ages. They are also well placed for access to the Eryri National Park and the Menai Strait, with its host of water sports and other activities.

The two bedroomed self contained annexe would be ideal for an extended family or dependent relative being close enough to keep an eye on them yet still affording them their own privacy independence. The annexe may be used for friends and family only and interested parties should check and satisfy themselves as to the extent of the use to which the annexe can be put.

The main residence is of stone brick concrete block construction with part rendered elevations under a pitched slate roof to the original portion with rubberised roofs to the remaining portions. The annexe is believed to be of brick concrete block construction with rendered elevations under a pitched slate roof.

DIRECTIONS Proceeding out of Bangor along Llandygai Road A5 , when you reach the bypass flyover roundabout, continue straight ahead onto the continuation of the A5 towards Bethesda and at the next roundabout immediately afterwards, turn right onto the B4244 signposted for Llanberis . Continue along for just over 0.8 of a mile and after passing under the green bridge, take the first turning on the left. The gated entrance to Tyddyn Y Felin will then be found a short distance along on your right hand side.

THE ACCOMMODATION COMPRISES

MAIN RESIDENCE

GROUND FLOOR

A uPVC double glazed front door with matching side windows opens into the

RECEPTION HALL 9 9" 2.98m x 6 7" 2.01m having a painted stone wall and a pine Velux double glazed roof window. The reception hall then opens into the

DINING ROOM 13 6" 4.10m x 10 9" 3.30m having two radiators, a fitted cloaks cupboard with an adjoining cupboard housing an insulated hot water cylinder with an immersion heater, one point for a wall light and the following rooms off

LOUNGE 16 6" 5.02m x 14 9" 4.52m having an ornate fireplace with a raised hearth and a light oak surround, two single radiators, two uPVC double glazed windows, four points for wall lights, a borrowed light screen, an open beamed ceiling and a contemporary glass door from the reception hall.

UTILITY ROOM 10 9" 3.26m x 7 9" 2.37m having a quarry tile floor, a Worcester oil fired central heating boiler, matching base and wall cupboard units with black granite pattern rolled edge heat resistant worktops incorporating an inset 1 bowl single drainer stainless steel sink, tiled splash backs to the worktops, a wide recess with plumbing and waste pipe for a washing machine and space for a condensing dryer, a deep understairs storage cupboard with a consumer unit and an internal light, a uPVC double glazed window, a smoke detector alarm and a fluorescent strip light fitting. The utility room then opens into the

REAR HALL 9 2" 2.82m x 7 0" 2.12m max having a quarry tile floor to match the utility room, fully tiled walls, a single radiator, a deep built in storage cupboard with a hanging rail, a uPVC double glazed external door providing independent access and a further door opening into a second

BATHROOM 7 6" 2.30m x 5 5" 1.66m having a white suite comprising a P shaped panelled bath with an electric shower and a folding glazed shower screen, a fitted vanity unit with an integral wash hand basin and a WC low suite. Tiled floor, fully tiled walls, a ladder style heated towel rail, a vanity mirror with integral lighting, a uPVC double glazed window, an automatic extractor fan and a PVC panelled ceiling with three recessed downlighters.

BREAKFAST KITCHEN 21 0" 6.40m x 14 0" 4.28m having a superb range of matching base and wall cupboard units with deep pan drawers, a central island breakfast bar, discreet worktop lighting and polished quartz worktops incorporating an inset 1 bowl stainless steel sink with a swan neck mixer tap and an inset induction hob with a Neff built in fan assisted electric oven grill beneath and a filter canopy over. Wood effect flooring, two radiators, panelled splash backs to the worktops, three uPVC double glazed windows, a high level electricity meter and consumer unit, a uPVC double glazed external door providing independent rear access, an access hatch to the roof space, recessed ceiling downlighters and two double glazed roof windows.


SIDE BEDROOM THREE 15 6" 4.74m x 8 4" 2.56m having a radiator, two uPVC double glazed windows and two Velux double glazed roof windows with black out blinds.

FIRST FLOOR

A straight flight staircase with twin light oak handrails then leads up from the dining room to a spacious first floor landing having a vertical radiator, two uPVC double glazed windows, a feature oval window, a smoke detector alarm, recessed ceiling downlighters and the following rooms off

REAR BEDROOM ONE 16 9" 5.09m x 14 10" 4.52m having two double radiators, four uPVC double glazed windows including a feature corner window with fitted seating beneath, an access hatch to the roof space and a wood effect panelled door.

FRONT BEDROOM TWO 14 3" 4.33m x 14 0" 4.26m having a radiator, two uPVC double glazed windows and a wood effect panelled door.

BATHROOM 7 8" 2.34m x 7 0" 2.13m having a white suite comprising a jacuzzi style corner bath with an integral seat, a pedestal wash hand basin and a WC low suite. Tile effect flooring, fully tiled walls, a ladder style heated towel rail, a vanity mirror with integral lighting, an automatic extractor fan, a PVC panelled ceiling with recessed downlighters and a wood effect panelled door.

CINEMA ENTERTAINMENTS ROOM BEDROOM FOUR 21 3" 6.48m x 18 6" 5.63m having two double radiators, uPVC double glazed windows, a ceiling mounted projector unit, recessed ceiling downlighters, a wood effect panelled door and a uPVC double glazed external door providing access to a paved rear patio where there is a hot tub.

ANNEXE

GROUND FLOOR

A wood effect double glazed composite front door opens into an

OPEN PLAN LOUNGE KITCHEN DINER 24 0" 7.31m max x 17 7" 5.36m with the kitchen area having a superb range of matching base and wall cupboard units with a fully integrated dishwasher, a fully integrated washing machine, deep pan drawers, discreet worktop lighting, a recess for a tall fridge freezer, a Neff built in fan assisted electric oven grill, a built in microwave and polished quartz worktops incorporating an integral 1 bowl sink with a flexi swan neck mixer tap and an inset gas hob with a contemporary style extractor unit over. Tiled floor with underfloor heating, wide bi folding doors to the lounge dining area, a uPVC double glazed window, a smoke detector alarm, recessed ceiling downlighters and a door opening to

FRONT BEDROOM TWO 13 3" 4.02m x 11 6" 3.52m having a sliding wall mirror door concealing a deep understairs storage cupboard housing an Ideal Vogue c26 GEN 2 wall mounted propane gas fired combi boiler, a vertical radiator, uPVC double glazed sliding patio doors with matching side windows, a smoke detector alarm and recessed ceiling downlighters.

FIRST FLOOR

A turned staircase with integral string lighting and a pine handrail then leads up from the lounge dining area to the first floor landing which has a glass balustrade to the stairwell, a radiator, a uPVC double glazed window, a smoke detector alarm, adjustable recessed ceiling downlighters and the following rooms off

FRONT BEDROOM ONE 17 7" 5.36m x 15 10" 4.84m max having a wide range of fitted wardrobes, two radiators, uPVC double glazed French windows with matching side windows and a juliet balcony, recessed ceiling downlighters, two Velux double glazed roof windows with integral black out blinds and a sliding wall mirror door giving access to a useful

STORE ROOM 13 3" 4.04m x 5 8" 1.72m having four deep sliding drawers which fully utilise the extensive eaves storage space, two single radiators, a fluorescent strip light fitting and a double glazed roof window with an integral black out blind. This room has restricted head height due to the roof slope.

BATHROOM 11 4" 3.44m x 7 7" 2.32m having a white suite comprising a large panelled bath with a monsoon shower, a wide fitted vanity unit with an integral wash hand basin and a WC low suite. Tiled floor, tiled walls, two radiators, a wall mounted vanity unit with integral lighting, a shaver socket, a uPVC double glazed window with an integral blind, adjustable recessed downlighters, an extractor fan and a large Velux double glazed roof window.

OUTSIDE

The properties are situated in a delightful rural position on the outskirts of the village and stand in approximately 1.75 acres of grounds with the private and beautifully landscaped gardens being mainly laid to lawn with paved patios, mature trees and hedges providing good privacy, an extensive tarmacadamed PARKING AREA DRIVEWAY, well stocked rockeries and flower beds having an abundance of mature specimen plants and shrubs, gravelled areas, an ornamental pond, twin radio controlled entrance gates, post and rail fencing, TWO LARGE STEEL STORAGE CONTAINERS and a LARGE PADDOCK with TWO STORE SHEDS.

We have not carried out a test on the central heating system, the electrical wiring circuits or any other services connected to the property and we are therefore unable to comment on the condition or adequacy of same.

SERVICES We are advised by the vendors that mains water and electricity are connected to both properties, that drainage is to a private shared septic tank within the curtilage of the property, that a PVC oil storage tank serves the central heating boiler in the main residence and that the annexe s central heating system is served by an underground propane gas tank.

COUNCIL TAX Tyddyn Y Felin Band F
Annexe Band C

TENURE We are advised by the vendors that the tenure is Freehold"