Williams Estates are delighted to bring to market this three bedroom semi-detached family home. Internally the property is tastefully decorated and in-keeping with current trends, benefitting from two good sized reception rooms, utility and large kitchen/diner. Being located in Meliden on Bryn Llys road this property is in a quiet location but within walking distance from the villages High Street where you will find connivence stores, gym, pubs and restaurants. To fully appreciate all this property has to offer viewing internally is highly recommended. EPC Rating: E 54.  

Accommodation
via a timber framed single glazed door leading into;

Entrance Porch
Having lighting, laminate flooring, space for hanging coats and storing boots, leaded single glazed windows to the side elevation and timber framed door with decorative glazing providing access into;

Entrance Hall
Having inset lighting, power points, radiator, doors off, stairs to first floor landing and uPVC double glazed window to the side elevation.

Living Room - 11' 10'' x 11' 10'' (3.60m x 3.60m)
Having lighting, power points, t.v. aerial point, radiator, feature fireplace with surround and hearth and uPVC double glazed bay window to the front elevation.

Utility Room - 6' 2'' x 5' 4'' (1.88m x 1.62m)
Having void and plumbing for washing machine and tumble dryer, wall-mounted boiler, lighting, uPVC double glazed obscured window to the side elevation and a sliding door leading into;

Cloakroom - 4' 11'' x 2' 9'' (1.50m x 0.84m)
Comprising low flush W.C., hand wash basin with taps over and lighting.

Secondary Reception Room - 11' 10'' x 15' 9'' (3.60m x 4.80m)
Having lighting, power points, t.v. aerial point, radiator, feature fire place with surround and hearth and an open archway leading into;

Kitchen/Diner - 15' 10'' x 13' 2'' (4.82m x 4.01m)
Of a very good size comprising wall, drawer and base units with worktops over leading to an island with seating for up to six persons, integrated dishwasher, integrated oven with induction hob over and extractor hood above, radiator, partially tiled walls, void for fridge freezer, lighting, power points, Veluxe windows letting in natural light, uPVC double glazed window to the rear elevation and uPVC double glazed patio doors giving access to the rear.

First Floor Landing
Having lighting, power points, and loft access hatch.

Bedroom One - 12' 0'' x 11' 9'' (3.65m x 3.58m)
Having lighting, power points, fitted wardrobe, radiator and uPVC double glazed window to the front elevations with views of Graig Fawr.

Bedroom Two - 10' 8'' x 9' 0'' (3.25m x 2.74m)
Having lighting, power points, radiator and uPVC double glazed window to the rear elevation with views out towards the North Wales coastline.

Bedroom Three - 6' 2'' x 8' 11'' (1.88m x 2.72m)
Having lighting, power points, radiator and a uPVC double glazed window with continued views out towards the coast.

Family Bathroom - 7' 0'' x 10' 2'' (2.13m x 3.10m)
Comprising panelled bath with mixer tap over, double walk-in shower enclosure with rainforest and telephonic shower head, low flush W.C., vanity hand wash basin with mixer tap over, partially tiled walls, chrome heated towel rail, inset spotlighting and a uPVC double glazed obscured window to the side elevation.

Outside
The property is approached via a concrete driveway with paved path leading up to the accommodation. The front garden is laid with lawn and bound by a low brick wall. To the rear there is a good sized garden being laid with lawn and having raised borders laid with slate gravel. There is a raised paved area ideal for outdoor entertaining in the warm summer months.

Directions
From the office continue on Meliden Road towards Meliden. Turn left onto Manod Road, continue onto Bryn Llys and the property can be seen on the left hand side.

Council Tax Band: D
Tenure: Freehold