Offers in the region of 469,995

FOR SALE Offers in the region of 469,995 Tan-Y-Bedw-Isa, Berwyn, Llangollen, LL20 8AL A superbly situated small holding comprising a 3 Bedroomed country house, landscaped gardens, stabling and approximately 7.5 acres of land, enjoying an elevated location with magnificent views across the valley to velvet mountain, Llantysilio and the top of the Horseshoe Pass, yet still only 1 mile from Llangollen. hallsgb.com 01691 622 602

FOR SALE Oswestry (14 miles), Wrexham (15 miles), Chester (27 miles) All distances are approximate. Superb Small Holding 3 Bedrooms American Barn & Stabling Approx. 7.5 Acres Elevated Location Magnificent Views DESCRIPTION Halls are delighted with instructions to offer Tan y Bedw Isa, Berwyn, Nr. Llangollen, for sale by private treaty. Tan y Bedw Isa is a superbly situated 3 bedroomed detached country house, with landscaped gardens, most useful outbuilding's and approximately 7.5 acres of land, enjoying an elevated position with magnificent views across the valley to Velvet Mountain, Llantysilio and the top of Horseshoe Pass, yet still only approximately 1 mile from Llangollen. The internal accommodation, which has been extensively refurbished to a high quality, provides spacious accommodation, ideal for modern day living with a large entertaining lounge, with double opening doors off to a Conservatory with superb views, a farmhouse style Kitchen, Study and a downstairs Cloakroom, together with 3 first floor Bedrooms (master Bedroom with En-Suite Bathroom) and a Shower Room. The property benefits from double glazed windows and doors throughout, an oil fired central heating system with underfloor heating to many rooms. Outside, the property is complimented by a raised paved patio terrace, providing an ideal outdoor entertaining area enjoying super elevated views across the valley. There is a remote controlled retractable canopy over this area. There is a purpose built Laundry Room with attached dog Kennels and Stores. There is an area of lawn to the side of the property with various well stocked floral and herbaceous borders, together with rockery and waterfall features. SITUATION 'Tan-y-Bedw-Isa' is situated a mile from the market town of Llangollen which offers a wide range of amenities and, also, plays host to the international Eisteddfod. The property is well situated for many leisure activities such as walking along nearby Offa's Dyke or up to Dinas Bran Castle, golf at the championship Vale of Llangollen golf club or horse racing at Bangor-On-Dee and Chester. There are a number of well known schools within easy reach and whilst enjoying this popular location the property is still only 12 miles from Oswestry and 12 miles from Wrexham, both of which have a more comprehensive range of amenities of all kinds. DIRECTIONS From the centre of Llangollen follow the A5 in the direction of Corwen for approximately 1 mile. Turn left immediately after White Waters Hotel. Continue along this lane and on passing the red post box keep left. After a short distance the road will fork, continue bearing left and the Tan-Y-Bedw-Isa will the first property located on the right hand side, identified by a Halls 'For Sale' Board. THE ACCOMMODATION COMPRISES ON THE GROUND FLOOR Woodgrain UPVC double glazed door to: ENTRANCE HALL 2.97m x 1.40m (9'9" x 4'7") Exposed beamed ceiling and halogen lighting. Oak doors off. Oak flooring. Built in custom made five-tier Oak bookshelving. STUDY 3.12m x 3.05m (10'3" x 10'0") Beamed ceiling, halogen lighting, two double glazed windows. Oak flooring, Radiator. LOUNGE 7.52m x 4.42m (24'8" x 14'6") An impressive room featuring exposed beamed ceiling and inglenook fireplace having an Oak beam above with multi fuel stove on slate hearth. Oak flooring with underfloor heating. Two double glazed windows. Staircase to first floor off. Arched recess book shelving. Telephone point. Two ceiling lights. Double, double glazed doors opening to the: hallsgb.com

Indicative floor plans only - NOT TO SCALE - All floor plans are included only as a guide and should not be relied upon as a source of information for area, measurement or detail.

1 Reception Room/s 3 Bedroom/s 2 Bath/Shower Room/s CONSERVATORY 3.66m x 3.05m (12'" x 10'0") Rectangular in shape built in woodgrain upvc with polycarbonate roof on a brick plinth. Oak sill and Oak flooring with underfloor heating. Ceiling fan and lights. Window blinds. Double french doors to the terrace. The conservatory takes full advantage of the quite magnificent views across the valley. FARMHOUSE STYLE KITCHEN 5.05m x 4.34m (16'7" x 14'3") Fitted to all four walls with custom built kitchen units having buttermilk fronts with knob handles and including an enamel inset single drainer sink unit having mixer taps set in granite worktops. Integrated refrigerator and dishwasher. Tiled surrounds to working areas and extensive range of matching suspended wall cabinets having pelmets and cornices. Rangemaster five-ring LPG and electric range cooker set in tiled recess incorporating a double oven and with extractor above. High level feature mantle over cooker. Tall sliding larder unit. Tiled floor with underfloor heating REAR HALLWAY 3.00m x 1.93m (9'10" x 6'4") Tiled floor. Double glazed rear entrance door. Double Oak Doors opening to the boiler and water tank and oak door opening into the: CLOAKROOM White close coupled WC Suite, corner wash basin, tiled floor and extractor fan. Double glazed window. ON THE FIRST FLOOR Approached by an Oak staircase from the lounge. LANDING Velux double glazed roof light, spindled balustrade, Oak flooring and Oak doors to all rooms off. MASTER BEDROOM SUITE COMPRISES 5.05m x 4.37m (16'7" x 14'4") Fitted with a range of custom made fitted wardrobes incorporating drawers and a separate range of dressing units with knee-hole dressing table and four-drawer chests. Oak flooring and underfloor heating. Double glazed window. EN-SUITE BATHROOM 2.97m x 2.95m (9'9" x 9'8") White suite comprising a 3'10 x 2'6 white shower enclosure with glass door, thermostatic mixer shower unit and folding door. Cast enamelled bath, wash hand basin and WC In unit with concealed cistern and cupboards below. Bidet. Tiled floor with underfloor heating. Two double glazed windows. Halogen lighting and white heated ladder towel rail. BEDROOM TWO 4.45m x 3.66m (14'7" x 12') Three double glazed windows. Oak flooring and underfloor heating. BEDROOM THREE 3.66m x 2.13m (12'0" x 7'0") Double glazed window, Oak flooring and underfloor heating. SHOWER ROOM 2.44m x 1.47m (8'0" x 4'10") White suite of shower tray with glazed enclosure and thermostatic mixer shower unit. Pedestal wash basin, WC, Tiled walls. Tiled floor. Heated towel rail with columned radiator. Double glazed window. Extractor fan. Halogen lighting. OUTSIDE There is an area of lawn to the side of the property, with various well stocked floral and herbaceous borders, together with rockery and waterfall features. OUTBUILDINGS Attached to one end of the property is the: LAUNDRY ROOM 2.95m x 1.93m (9'8" x 6'4") With base and wall units incorporating an inset stainless steel single drainer sink unit with working surface and plumbing for washing machine, with a double glazed door and window. Attached to the Laundry Room is a purpose built Dog Kennel. Shrewsbury / Bishops Castle / Ellesmere / Oswestry / Welshpool / Whitchurch / Kidderminster / Worcester /

To the rear of the house is the Oil tank contained within a: PURPOSE BUILT SHED With slate roof, together with a GARDEN STORE. To the front of the property is a: AMERICAN BARN (made by Harlow) 9.68m x 9.45m (overall) (31'9" x 31' (overall)) Of timber construction with insulated main walls and roof and double sliding doors to front and rear elevations. This building incorporates three circa 16' x 12' Monarch Loose Boxes, with rubberised flooring, power, electricity, water and feeding troughs laid on. There is also a secure: TACK ROOM 3.51m x 2.34m (11'6" x 7'8") With a range of storage cupboards, saddle racks etc. Adjacent to this Stable Block is a: HARLOW TIMBER FRAMED GARAGE 8.00m x 6.10m (26'3" x 20') With a concrete floor, insulated roof with six illuminated roof lights, electric and power laid on. THE LAND The land extends to approximately 7.5 acres, or thereabouts, and has the benefit of a mains water supply and water troughs to all fields. There are a variety of most useful pens and poultry housing, plus 2 large sheds and timber dog kennels. We are informed that a further 1.8 acres is available 'to let', if required, as outlined in blue on the attached plan. N.B We are also informed by the vendors that residents of Tan-Y-Bedw- Isa have 2½ miles of fishing rights onto the River Dee (subject to a small annual fee). TENURE The property is said to be of freehold tenure and vacant possession will be given on completion of the purchase. SERVICES We understand that the property has the benefit of mains water and electricity. Drainage is to a private system. LOCAL AUTHORITY Denbighshire County Council, County Hall, Wynnstay Road, Ruthin. LL15 1YN Tel: 01824 706000. COUNCIL TAX The property is in Band ' E ' on the Denbighshire County Council Register. The payment for 2016/2017 is 1776.66. VIEWING By appointment through Halls, The Square, Ellesmere, Shropshire. Tel:(01691) 622602. There is separate vehicular access to a useful double field shelter and hay store.

FOR SALE Tan-Y-Bedw-Isa, Berwyn, Llangollen, LL20 8AL Property to sell? We would be delighted to provide you with a free no obligation market assessment of your existing property. Please contact your local Halls office to make an appointment. Mortgage/ financial advice. We are able to recommend a completely independent financial advisor, who is authorised and regulated by the FCA. Details can be provided upon request. Do you require a surveyor? We are able to recommend a completely independent chartered surveyor. Details can be provided upon request. Energy Performance Ratings 01691 622 602 Ellesmere office: The Square, Ellesmere, Shropshire, SY12 0AW E. ellesmere@hallsgb.com IMPORTANT NOTICE. Halls Holdings Ltd and any joint agents for themselves, and for the Vendor of the property whose Agents they are, give notice that: (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or any agent of or consultant to Halls Holdings has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only (photographs are taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. Halls Holdings,Bowmen Way, Shrewsbury, Shropshire SY4 3DR. Registered in England 06597073. hallsgb.com Residential / Fine Art / Rural Professional / Auctions / Commercial