A traditional double bay fronted property in a choice location within a cul-de-sac, a short walk to Rhydypenau Primary School and Rhydypenau Crossroads with its shops, as well as Cyncoed village, and further walks to Heath Halt Upper and Lower train stations, as well as Roath Park Lake. The property falls within the school catchment for Rhydypenau Primary and Cardiff High School.
Entrance porch, entrance hallway, cloakroom/WC, bay fronted lounge, dining room, garden room, office/playroom, kitchen, rear hall/utility, 3 bedrooms, a bathroom with shower and a separate WC. Majority uPVC double glazed windows and doors, gas central heating, recently replaced boiler, fitted oven hob and hood and built-in wardrobes.
Outside is enclosed to the front with garden and driveway, and an enclosed garden to the rear backing onto open field and Nantfawr Woodland.
EPC Rating: D

Viewing strictly by prior appointment. All statements contained in the particulars are not to be relied on as representations of fact. All representations contained in the particulars are based on details supplied by the Vendor.

Rooms

Entrance Porch
Approached by uPVC double glazed French doors, quarry tiled floor, panel glazed door into the entrance hallway.

Entrance Hallway
Quality herringbone style wood effect flooring, double radiator, under stairs storage cupboard, easy rising half turning staircase to first floor landing, period leaded and stained window to the side, coved ceiling and skirting boards, built-in cloakroom cupboard with hanging rail and overhead storage.

Cloakroom/WC
uPVC opaque window to the side, close coupled push button WC, wall mounted ceramic wash hand basin, ceramic floor tiling and wall tiling to half height.

Lounge 13'2" (4.01m) x 11'11" (3.63m) overall
A side part bay window overlooking the front garden and quiet cul-de-sac, continuation of the herringbone style flooring, double radiator, built-in recess shelving and storage cupboard either side of chimney breast, period coved ceiling and skirting boards, master Broadband sockets.

Dining Room 13'5" (4.09m) x 11'0" (3.35m) overall
Panel glazed double doors and full height side screens into the garden room, continuation of the herringbone style flooring, feature coal effect fire with a mock stone surround and matching hearth, coved ceiling and high level skirting boards, double radiator.

Garden Room 10'6" (3.2m) x 8'10" (2.69m)
Brick floor to side elevation, pitched polycarbonate roof, uPVC double glazed sliding patio doors onto the rear garden, laminate flooring, double radiator, door and internal window to the study/snug room.

Study/Snug Room 9'7" (2.92m) x 7'9" (2.36m) into sloping ceiling
Overlooking the rear garden, double radiator, internal glazed door into the rear hall/utility room.

Rear Hall/Utility Room
Double glazed door giving side access to the front and rear, window to the front, plumbing and space for a stacked washing machine and tumble drier, further area of storage, ceramic floor tiling.

Kitchen 12'4" (3.76m) x 7'7" (2.31m) overall
Window to the side, kitchen units appointed along two sides comprising of eye level units and base units with drawers and round nosed worktops over, ceramic floor tiling to work surface surrounds, inset double sink with mixer tap, fitted four burner gas hob with oven below and cooker hood above, space for upright fridge/freezer, laminate flooring, two glazed doors into the garden room and study/snug room.

First Floor Landing
Period leaded and stained window to the side, loft access, period doors to the first floor accommodation.

Bedroom 1 13'9" (4.19m) x 9'5" (2.87m) overall excluding wardrobes
A five part bay window overlooks the front garden and quiet cul-de-sac, double radiator, built-in wardrobes to one side comprising of two doubles with hanging rails, shelving and overhead storage above a central cupboard with shelving, coved ceiling, picture rail and high level skirting boards.

Bedroom 2 13'5" (4.09m) x 8'11" (2.72m) excluding wardrobes
Overlooking the rear garden and views over open field and Nantfawr woodlands to the distance, radiator, full range of built-in wardrobes comprising of three doubles with hanging rails, shelving and housing the Baxi gas central heating boiler.

Bedroom 3 7'11" (2.41m) x 7'4" (2.24m)
Aspect to front, double radiator, coved ceiling, picture rail and high level skirting boards.

Bathroom
Opaque window to rear, white suite comprising of a panelled bath with thermostatic shower over and ceramic wall tiling, pedestal wash hand basin, shaver point, cushion flooring, double radiator.

Separate WC
Opaque window to the side, close coupled WC.

Front Garden
Enclosed by a stone front boundary wall, small area laid to lawn surrounded by established plants, flowers and shrubbery, a paved drive leads to the side of the property and entrance door, gated side access to the rear garden, courtesy light to the front.

Rear Garden
An initial area laid with paviour which catches the morning sun, leading onto a lawned area and to the rear, children’s play area with bark chippings, timber garden shed, side access from the front, outside water tap, timber shed, overlooking open fields and Nantfawr Woodland.

Directions
Travelling north along Cyncoed Road away from the village, turn left at the roundabout into Rhydypenau Road. After passing Rhydypenau Primary School on the right hand side, take the next turning left into Heol Esgyn and the subject property can be found a short distance on the left h and side

Viewers Material Information:

1)
Prospective viewers should view the Cardiff Adopted Local Development Plan 2006-2026 (LDP) and employ their own Professionals to make enquiries with Cardiff County Council Planning Department () before making any transactional decision.

2)
Transparency of Fees Regulations: We do not receive any referral fees/commissions from any of the Providers we recommend, apart from Cornerstone Finance, where we may receive a referral fee (amount dependent on the loan advance and product) from this Provider for recommending a borrower to them. This has no detrimental effect on the terms on any mortgage offered.

3)
Please note that if the property is currently within Cardiff High School catchment area, there is no guarantee that your child or children will be enrolled at Cardiff High School, if requests for places become over-subscribed. Any interested parties should make their own enquiries with Cardiff County Council Education Department before making a transactional decision.

General Information:
Tenure: Freehold (Vendors Solicitor to confirm) Ref: JP/CYS260130 Council Tax Band: F (2026) Viewing strictly by prior appointment. All statements contained in the particulars are not to be relied on as representations of fact. All representations contained in the particulars are based on details supplied by the Vendor.