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" Tan y Mynydd is a modern detached property, located in an elevated position, on the edgeeast side of a popular private estate on the outskirts of Dolgellau. With stunning unspoiled views of the upper Wnion Valley and open countryside to the rear the property is approximately 12 a mile to the town centre and local amenities.

The property is deceptively spacious providing split level accommodation, and is presented in excellent condition throughout.

From the entrance hall, the split staircase leads down the light and airy dining room which has access to the side and front garden, to the rear of the property you have the warm and welcoming sitting room with a wood burning stove, with steps from the patio doors down to the rear garden.

The large, fully enclosed, low maintenance garden is full of mature shrubs and trees. To the rear, the garden is terraced with steps leading down to the productive orchard area.

Upstairs there are 3 well proportioned bedrooms, the 2 to the rear having spectacular views, and the master bedroom having an en-suite shower room.

Tan y Mynydd also has the benefit of full double glazing, gas central heating and off road parking.

Viewing is highly recommended and the property provides the following accommodation:

Entrance Hall, CloakroomWC, Side EntranceUtility, Dining Room, Sitting Room, Conservatory, Kitchen, 3 Bedrooms (one-en-suite), Family Bathroom and an attached Garage.

Council Tax Band: E £2438.19
Tenure: Freehold

Entrance Hall w: 2.58m x l: 1.27m (w: 8‘ 6&quote; x l: 4‘ 2&quote;)
Door to front, Velux to front, airingstorage cupboard with radiator, radiator, carpet.

Cloakroom w: 2.87m x l: 0.88m (w: 9‘ 5&quote; x l: 2‘ 11&quote;)
Automatic light, extractor fan, access to roof, vanity wash hand basin, low level WC, coat rails, radiator, carpet.








Side Entrance w: 1.23m x l: 1.23m (w: 4‘ x l: 4‘ )
Door to side, Worcester combi boiler, wash hand basin, plumbing for washing machine, tiled flooring.

From entrance hall carpeted staircase down to:

Dining Room w: 3.45m x l: 2.85m (w: 11‘ 4&quote; x l: 9‘ 4&quote;)
Window to front, Patio Doors to side leading onto raised decking area, with steps down to garden, radiator, laminate flooring.

Double doors into:

Sitting Room w: 6.75m x l: 3.85m (w: 22‘ 2&quote; x l: 12‘ 8&quote;)
Patio doors to rear with steps leading down to rear garden, wood burning stove on a slate hearth, second Patio doors to rear leading into Conservatory, coved ceiling, 2 radiators, gas flame effect wood burning stove on a slate hearth, laminate flooring,

Conservatory w: 2.81m x l: 3m (w: 9‘ 3&quote; x l: 9‘ 10&quote;)
Triplex roof, French doors to rear with steps leading down to garden, tiled flooring.

Kitchen w: 3.03m x l: 2.84m (w: 9‘ 11&quote; x l: 9‘ 4&quote;)
Window to side, 6 wall units, 7 base units under a timber effect worktop, 3 larder units, 1 14 stainless steel sink and drainer, tiled splash back, integral single oven with 4 ring ceramic hob and extractor hood above, space for washing machine, space for fridge freezer, laminate flooring.

From entrance hallway carpeted staircase up to:

Landing w: 1.76m x l: 1.74m (w: 5‘ 9&quote; x l: 5‘ 9&quote;)
Access to roof, carpet

Bedroom 1 w: 2.49m x l: 2.83m (w: 8‘ 2&quote; x l: 9‘ 3&quote;)
Window to front, coved ceiling, radiator, carpet.

Bedroom 2 w: 3.47m x l: 3.89m (w: 11‘ 5&quote; x l: 12‘ 9&quote;)
Window to rear with open countryside and mountain views, coved ceiling, built in large double wardrobes, radiator, carpet.

Bedroom 3 w: 3.03m x l: 3.89m (w: 9‘ 11&quote; x l: 12‘ 9&quote;)
Window to rear with open countryside and mountain views, coved ceiling, radiator, carpet.

Door into en-suite

En-suite w: 1.07m x l: 0.77m (w: 3‘ 6&quote; x l: 2‘ 6&quote;)
Window to side, fully tiled shower cubicle with mains shower, extractor fan, pedestal wash hand basin, shaver socket and light, low level WC, tiled flooring.

Bathroom w: 2.05m x l: 1.83m (w: 6‘ 9&quote; x l: 6‘ )
Window to side, panelled bath with mixer shower attachment, shower screen, mainly tiled walls, low level WC, pedestal wash hand basin, shave socket and light, heated towel railradiator, extractor fan, cushion flooring.

Attached GarageWorkshop w: 3m x l: 4.09m (w: 9‘ 10&quote; x l: 13‘ 5&quote;)
Up and over door, window to side, electric sockets and lighting, concrete flooring











Outside
Lawn area and off road parking to the front, enclosed garden area to one side with mature shrubs and trees, raised vegetable beds, to the other side are two sheds, terraced garden to rear with gravel seating area, ornamental pond, mature trees and shrubs, with steps down to a productive orchard area. Located outside the utility room door, there is an outside tap.

Services
MAINS: Electric, Gas, Metered Water and Drainage.
"