Tom Parry & Co are delighted to offer for sale this beautifully modernised substantial family home, set in an elevated position on the hill down towards Morfa Bychan. The property is set on a sloping site so there is level access to the first floor where there are three bedrooms including a large master bedroom with en-suite.

To the ground floor there is a large kitchen diner, beautifully fitted out with integrated appliances and central island under stunning granite worktops. The kitchen leads out to a conservatory overlooking the gardens. The middle room extends to a utility room with WC, snug and sun room. The large living room has a centre piece of a tall brick chimney housing a multi fuel stove and is overlooked by a gallery handrail from the first floor landing.

The gardens are what really sells this property, with various patios and seating areas, beautifully maintained and well stocked borders and pathways around the land. There is scope for further excavation to provide a garage or similar within the driveway but as it stands, the beautiful gardens are what set this property aside from others.

With the golf club and beautiful beaches of Black Rock Sands and Samsons Bay less than a mile in one direction, and the bustling harbour town of Porthmadog a mile in the other, this property really is in a fantastic location. Early viewing is recommended.

Ref: P1360 -

Accommodation -

Ground Floor -

Kitchen - 5.588 x 4.360 (18'3" x 14'3") - with range of modern wall and base units with granite worktops over; 'Rangemaster' oven with extractor over and induction hob; integrated undercounter fridge and freezer; integrated undercounter dishwasher; integrated wine fridge; 1.5 bowl sink with granite drainer; island unit; underfloor heating; feature down lights; 'French' doors to conservatory and rear patio

Conservatory - 6.742 x 2.191 (22'1" x 7'2") - with 'French' doors to centre and each gable; underfloor heating; granite window ledges

Middle Room/Snug (L-Shaped) - 4.896 x 4.906 (16'0" x 16'1" ) - with new wood effect tiled floor; 'French' doors onto Patio at rear; feature brick walling

Utility Room - with space and plumbing for washing machine and tumble dryer; base units with worktops over; stainless steel sink; wal mounted 'Ideal' boiler; separate low level WC; built-in storage; door to rear

Sun Room - 1.606 x 5.665 (5'3" x 18'7") - with wood effect ceramic tiled floor; feature sloping glass roof; radiator

Living Room - 6.651 x 4.65 overall (21'9" x 15'3" overall) - with brick feature fireplace with inset multi fuel stove; feature exposed beams; feature circular window; windows over Sunroom; 'French' doors to garden; feature chandeliers; three radiators; carpet flooring

First Floor -

Porch - with timber panelled walls; wood effect tiled floor; radiator

Landing - with gallery landing overlooking living room and loft access

Master Bedroom (Ensuite) - 5.75 x 4.372 (18'10" x 14'4") - a large dual aspect room; three radiators; feature open ceiling with spotlight

Ensuite - with tiled walls and floor; wash hand basin set in vanity unit; low level WC; corner shower unit with panelled walls; heated towel rail; lit mirror with shaver point; 'Velux' window

Bedroom 2 - 3.210 x 3.591 (10'6" x 11'9") - a dual aspect room with carpet flooring and entrance to Jack & Jill bathroom

Bedroom 3 - 3.287 x 3.134 (10'9" x 10'3") - with feature sloping ceilings with exposed beams; radiator; carpet flooring

Bathroom - with panelled bath; low level WC: pedestal wash hand basin; heated towel rail

Externally - The property is accessed via a private gated driveway to the rear of the property, with "formal" parking for two cars but space for more. The gardens slope up at the rear with a vast array of well maintained and well stocked flower beds with mature trees and hedges. There are various terraced patios down the garden and a garden shed to the side.

The gardens step down to the perimeter of the house where there is a walkway to a stunning patio outside of the Conservatory and Sun Room. These gardens have been beautifully landscaped and maintained.

Services - Mains Water; drainage to soakaway system (exemption in place); LPG gas tank and mains electricity

Material Information - Tenure: Freehold
Gwynedd Council Tax Band 'E'