• A rural detached property
• Views of countryside
• Five bedrooms (one with en-suite)
• Double glazing
• Oil fired central heating
• Under floor heating to ground floor
• Council Tax Band 'C'
• EPC = C

Ground Floor

Entrance Hall
from which all principal rooms are accessed along with an oak staircase to first floor. The hallway has a skylight and offers a light space with slab floor, and exposed Welsh stone, forming part of the external wall to the original farmhouse.

Sitting Room
5.28m x 5.11m (17' 4" x 16' 9")
which offers a double aspect with pine boarded floor. The sitting room has double French doors to the side terrace and houses a log burning stove on a slate hearth.
A further set of internal double doors leads to

Study
4.88m x 2.82m (16' x 9' 3")
the study which has fitted shelving to the far wall and pine boarded floor.

Kitchen with Seating / Dining Area
7.52m x 4.65m (24' 8" x 15' 3")
On the opposite side of the hallway is the kitchen which has triple aspect, slate floor and exposed timbers. The kitchen offers an island unit with cupboards below and fitted base units incorporating Belfast style sink with drainer, built in dishwasher and tiled splash backs. At the far end of the kitchen is a seating and/or dining area arranged around a fireplace with slate hearth, stone inlay and oak mantel.

Rear Porch
The rear porch is also accessed off the hallway, albeit having an independent external door to garden and leads into

Pantry
2.36m x 1.73m (7' 9" x 5' 8")
a walk-in pantry with traditional slate worktop and fitted shelving and room for a chest freezer.

Utility
2.84m x 2.54m (9' 4" x 8' 4")
Beyond is a utility area which has fitted base units with sink & drainer and plumbing for both a washing machine & tumble dryer.

Downstairs Shower Room
A shower room/downstairs wc is accessed off the utility and has a tiled shower cubicle, pedestal hand basin and low flush wc.

First Floor

Landing
At first floor level there is a spacious landing which accesses all rooms.

Bedroom 1 with En-suite Shower Room
4.88m x 3.23m (16' x 10' 7")
The master bedroom which is a double room with pine boarded floor, double aspect, taking in the picturesque views. The master bedroom has fitted wardrobes and leads to an en-suite shower room with pedestal hand basin, low flush wc, tiled shower cubicle and heated towel rail.

Bedroom 2
5.03m x 3.66m (16' 6" x 12')
A double room and again offers a pleasant aspect over the lake with pine boarded floor.

Bedroom 3
3.38m x 3.35m (11' 1" x 11')
A double room with views across the lake having exposed beams and timbers, being part of the original farmhouse.

Bedroom 4
4.17m x 3.07m (13' 8" x 10' 1")
Again a double room also with views across the lake having exposed beams and timbers, being part of the original farmhouse.

Family Bathroom
Family bathroom with pine boarded floor, roll top bath, tiled shower cubicle, pedestal hand basin, low flush wc and heated towel rail.

Bedroom 5 / Office
3.35m x 1.78m (11' x 5' 10")
A single room with Velux window which could easily be adapted into a home office.

Outside

Gardens
To the front of the property is a lawned garden with shrub borders to one side and pathway against the house, which leads around to the side which offers a large terrace, off the sitting room, with further lawned area which takes full advantage of the view down the valley.

Against the rear elevation is a banked area which is a combination of grassland and attractive border to include shrubs and flowering plants.

Above this border is a grass track and beyond an area of woodland with specimen trees.

Beyond the barn is a vegetable garden with raised beds and to the front of the barn is a pizza oven with barbecue/seating area with further lawn overlooking the lake.

Stone Barn
Constructed of Welsh stone under a profile roof which has light and power, currently used for storage.

Parking
Gravelled drive and parking area with more parking beside the house.

Services etc
Tenure: Freehold with vacant possession.

Services: Mains water and electricity. Private drainage. Oil central heating.

Local Authority: Gwynedd Council and Snowdonia National Park

Council Tax: Tax Band C - £1,634.00 payable 2021/22.

EPC: C Rating

Third Party Rights: It should be noted that there is a right of access in favour of the neighbouring land owner across the initial length of the drive and then across the upper part of the property. Viewings: Strictly by appointment with RG Jones, Bala Office[use Contact Agent Button] and Jackson-Stops, Chester office [use Contact Agent Button].

Fixtures: Unless specifically mentioned in these particulars, all contents fixtures and fittings, garden ornaments, statues, carpets
and curtains are excluded from the sale. Certain items may be available by separate negotiation.