Plas Iwrwg, Price guide 925,000. Maenan. Charlton Stores, 5 Denbigh Street, Llanrwst. Tel: (01492)

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1 Charlton Stores, 5 Denbigh Street, Llanrwst Tel: (01492) Plas Iwrwg, Maenan A small country estate commanding an elevated setting within the beautiful Conwy Valley. Set in approximately 22 acres of unspoilt countryside enjoying breathtaking panoramic views across the valley towards the mountains of Snowdonia. Briefly, comprising detached character farmhouse, self-contained converted barn, traditional stone outbuilding in courtyard arrangement, orchard, two small fishing lakes, approximately 22 acres of grazing land, meadows and woodland. Idyllic family home in a magical setting. Viewing highly recommended. Price guide 925,000

2 Plas Iwrwg, Maenan, LL26 0YN Overview: A small Welsh estate in a magical setting, occupying one of the prime locations in the sought after Conwy Valley. With its sheltered position and proximity to natural springs, Plas Iwrwgs situation is enviable for its stunning, panoramic views and utter tranquillity. Surrounded by its own land, it affords quality grazing, wildflower meadows producing organic hay and deciduous woodland full of bluebells, primroses, wood violets and wood anemones. Its beauty is matched by its practicality and unprecedented potential. The addition of two small, spring-fed lakes (one of almost an acre and the other about 1/3 acre) providing not only private enjoyment but also potential for a small commercial fishery, subject to the necessary planning consents. Equally, equestrian requirements could easily be met with sufficient flat ground for the construction of loose-boxes and a ménage. The property already has an established barn conversion, used as a granny annexe for a number of years, then refurbished to a high standard to provide self-contained letting accommodation. A large, adjoining barn could easily be converted to add to it or provide a second, separate barn conversion. The farmhouse itself currently has three bedrooms, the present owners having no need of more. Here too, though, there is superb potential for adding another bedroom and en-suite within the existing framework of the building or extending the building itself, again subject to the necessary consents. This property offers not only an idyllic family home with breath-taking views, but also a variety of extension and business opportunities in an unmatchable situation. Location: Plas Iwrwg commands an elevated position approximately 1 mile from the A470 main road which leads from Llanrwst to the coastal towns of Colwyn Bay and Llandudno. The property is located approximately 3 miles from the village of Eglwysbach, 7 miles from the A55 expressway and approximately 4 miles from the market town of Llanrwst. The accommodation affords: (approximate measurements only) Farmhouse The accommodation briefly comprises: Front Entrance and Sun Lounge: 11'11" x 9'1" (3.63m x 2.77m) Double glazed windows with views overlooking the upper lake to surrounding countryside. Lounge: 24'11" x 14'6" (7.59m x 4.41m) Impressive inglenook fireplace with stone hearth and Clearview multifuel stove. Beamed ceiling. Five amp lighting circuit. Telephone and TV points. Double glazed window with views over front garden. Snug/Study: 11'9" x 12'2" (3.59m x 3.72m) Turn staircase leading off to first floor level, upvc double glazed window to courtyard, double panelled radiator. Wall mounted TV point, beamed ceiling and spotlighting. Glazed door leads to main lounge. Kitchen: With views over the upper lake, the kitchen by top designers Martin Moore & Co is in solid oak with high quality fittings and Corian worktops throughout. The double Kohler sink has Perrin and Rowe lever taps plus a Quooker boiling water tap saving on energy and cost. The splashbacks behind the Die Dietrich Continuum induction hob and adjacent work surface are in platinum grey glass edged in oak, matching the 76cm Gaggenau stainless steel, multi-function oven, warming drawer and fully plumbed-in combination steam oven. A stylish and powerful Wolf extraction unit behind the hob retracts into the worksurface at the touch of a button when not in use. Other appliances include a Miele dishwasher and two under counter Leibherr fridges featuring pull-out drawers. A four-compartment built-in waste storage unit makes for easy waste separation to meet re-cycling requirements. Plentiful storage is provided by a selection of wall units, base cupboards and drawers and a spacious, Corian breakfast bar seats five, Tel: (01492)

3 with stunning views across the Carneddau mountain range. The kitchen floor is aged Burgundian limestone and there is low-energy lighting throughout. From Kitchen Family Bathroom: 11'8" x 8'7" (3.56m x 2.61m) Four piece suite comprising wood panelled bath, low level WC, bidet, pedestal wash hand basin. Partly exposed A framed roof timbers, spotlighting, double panelled radiator, extractor fans, wall tiling, upvc double glazed window overlooking side with views. Bedroom No 1: 14'7" x 14'6" (4.45m x 4.41m) Maximum including range of custom built wardrobes, telephone point, high level storage cupboards, upvc double glazed, window overlooking front with views over lake to surrounding countryside. Radiator, built-in shelved cupboard. Rear Entrance: Double glazed door. Hallway: Oak lintels, oak timber doors leading off. Ground Floor Shower Room: Comprising corner shower, contemporary wash basin and low level WC. Wall tiling, radiator, small upvc double glazed window to rear. Dining/Living Room: 28'8" x 15'1" (8.74m x 4.60m) The triple aspect dining room is flooded with light and features an especially large window overlooking the lower lake, the original oak A frames and a hand-made, designer oak staircase leading down to the utility room. Utility Room/Storage Rooms: 15'1" x 13'1" (4.61m x 4m) Hand-made sycamore base and wall units with inset sink and granite worktop. Plumbing for washing machine and exterior venting for tumble dryer. Grant oil-fired boiler with Santon unvented cylinder supplying mains pressure hot water to kitchen and all bathrooms. Store/Freezer Room (4.15m x 2.24m) with connecting door to Store Room (4.18m x 2.21m) with upvc double glazed door to outside. FIRST FLOOR Landing: With book shelving, double panelled radiator, upvc double glazed window overlooking courtyard garden, built-in linen cupboard. Bedroom No 2: 11'3" x 10'2" (3.44m x 3.1m) Including custom built-in wardrobe, upvc double glazed window overlooking front with views. Radiator. TV point. Bedroom No 3: 10'6" x 9'5" (3.21m x 2.87m) UPVC double glazed window overlooking courtyard garden with views, double panelled radiator, built-in storage and book shelving unit. TV point. Access to roof space. En-suite shower room: 2.83m x 1.81m (9'3" x 5'11") large, walk-in shower with glazed screen, tiled surround, mains shower system, pedestal wash hand basin with mixer tap, low level bidet, WC, heated towel rail, extractor fan. SELF-CONTAINED HOLIDAY LETTING COTTAGE A most attractive barn conversion with Amdega conservatory was created in 2000 from the former Granary, with wonderful views across to the mountains. Currently and very successfully let as a holiday cottage providing excellent income. The accommodation affords: (approximate measurements only) Small Entrance Lobby: Open Plan Living Room and Kitchen: 32'4" x 18'3" (9.86m x 5.56m) Feature vaulted roof with A frame roof timbers and mezzanine galleried loft area over inglenook fireplace. Five amp lighting circuit and low energy lighting throughout. Living Area: Feature inglenook fireplace housing a multi fuel stove. Recessed eaves storage cupboard and shelving, cupboard also houses central heating boiler. upvc double glazed windows, 3 double panelled radiators. Tel: (01492)

4 wash hand basin, low level WC. Wall mounted mirror with integral lights, heated towel rail, extractor fan, double glazed window to front elevation. Outside: Plas Iwrwg is set in 22 acres, the majority of which is currently grassed pasture land with wild flower meadows and bluebell woodland. Two small spring fed lakes. Kitchen Area: Handmade sycamore kitchen with solid timber worktops, inset single drainer sink with mixer tap and pull-out spray, integrated Gaggenau and Die Dietrich electric ovens, ceramic four plate hob and Miele glazed and stainless steel extractor above. Microwave oven, integrated Leibherr fridge freezer, plumbing for automatic washing machine. Peninsular units subdivide the kitchen from the living area. Amdega Conservatory: 12'8" x 8'0" (3.86m x 2.44m) Overlooking open fields with views extending to the Snowdonia Mountain Range. French windows opening onto gravelled veranda area with storage underneath. Spotlighting. The lower yard area is ideally suited for equestrian or similar use and provides a large level hardstanding area. Detached modern garaging with automatic roller shutter doors (4.36m x 6.21m internally), power and light connected. There is also additional tractor/implement store beneath the rear sun terrace. Traditional stone barn (10.82m x 4.85m plus 7.24m x 4.93m) this barn is attached to the self-contained barn conversion and provides potential to redevelop subject to any necessary consent. In the corner of the well stocked orchard there is a 25 x 10 Hartley Botanic Highgrow greenhouse and raised brick vegetable planters. There is a pretty, south facing courtyard garden with many bulbs, shrubs and perennials. At the front of the house above the top lake is a spinney of ornamental trees with snowdrops and daffodils. The top lake is stocked with many water plants including water lilies. Services: Mains water and electricity are connected and there are separate oil tanks for the main farmhouse and the barn conversion. There are also separate septic tanks for both buildings. Please note that none of the services, fittings, fixtures or appliances, heating/plumbing installations or electrical systems have been tested by the Estate Agent and no warranty is given to verify their working ability. Bedroom No 1: 14'3" x 11'4" (4.34m x 3.46m) UPVC double glazed window to rear with views, radiator, built-in wardrobe, inset spotlighting. Viewing: By appointment through the agents Iwan M Williams, Charlton Stores, 5 Denbigh Street, Llanrwst, LL26 0LL. Tel (01492) IMW/JAL - 6th May 2014/LL1091 This material is protected by the laws of copyright. The owner of the copyright is Iwan M Williams Estate Agents. The sales particulars including photographic material form part of our database rights and copyright laws. No copying or distribution without authorisation or owner s permission. Bathroom: Four piece suite comprising panelled bath, shower enclosure with glazed door and screen, pedestal

5 Tel: (01492)

6 These particulars are intended only as a guide to prospective Purchasers to enable them to decide whether enquiries with a view to taking up negotiations but they are otherwise not intended to be relied upon in any way of for any purpose whatever and accordingly neither their accuracy nor the continued availability of the property is in any way guaranteed and they are furnished on the express understanding that neither the Agents nor the Vendor are to become under any liability or claim in respect of their contents. The Vendor does not hereby make or give or do the Agents nor does the Partner of the Employee of the Agents have any authority as regards the property of otherwise. Any prospective Purchaser or Lessee or other person in any way interested in the property should satisfy himself by inspection or otherwise as to the correctness of each statement contained in these Particulars. In the event of the Agent supplying any further information or expressing any opinion to a prospective Purchaser, whether oral or in writing, such information or expression of option must be treated as given on the same basis as these particulars.