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" Tan Llan is an imposing, beautifully presented Grade II Listed residence and Annexe dating from the early 18th Century, having been further extended in the latter part of the 19th Century. Situated within approximately 15 acres, with a mixture of mature gardens, woodland and fields together with, access to the Afon Mawddach and private shale beach. In addition to this there are three stables and detached garageworkshop. The property is located within the popular and pleasant village of Llanelltyd, being approximately 2 miles from the centre of the historic market town of Dolgellau and around 8 miles from the seaside town of Barmouth.

During the current vendors ownership, the property has been sympathetically refurbished and restored to an extremely high standard, with rooms of excellent proportions, high quality fixtures and fittings and the majority, enjoying superb views across the grounds from the front of the property.

The Annexe has also been sympathetically restored - of part stone and Flemish red brick construction under a slated roof, it too provides well-proportioned accommodation across two floors, with bespoke oak staircase, exposed beams and exposed stone walls. Both the main house and the annexe have oil fired central heating, with the annex enjoying underfloor heating to the ground floor.

The accommodation of the main house comprises:- entrance door to vestibule, snugentrance hallway, inner hallway with split level stairs leading to the front and rear of the property, stairs to cellar space, sitting room with two bay windows with original shutters, sun room enjoying excellent views across the mature gardens, rear hallway with W.C. , kitchendining room with large central island, walkway to rear kitchen, boiler room, utility room and W.C. - from the utility room, there is access to outside.

To the first floor there is a half landing providing access to the rear landing, leading to the master bedroom with spacious en-suite - this room enjoys a private, independent setting with excellent views to the front over the mature gardens, from the main landing access to bedroom two and three both with en-suite shower rooms. To the second floor there is landing providing access to bedrooms four, five and six along with the main family bathroom.

The accommodation of the Annexe comprises of, entrance door leading to an open plan sittingdining room, with exposed beams and slate tiled flooring, snug with Flemish red brick walls and exposed stone walls, kitchenbreakfast room, with door leading to utility room and W.C.

To the first floor, an oak staircase leads you to a main landing, with two bedrooms benefitting from en-suites and the main enjoying a dressing area.

Tan Llan lends itself to be a beautiful family home, with the bonus of river frontage, mature gardens with the potential to either utilise the annexe as ancillary accommodation, or holiday let the same to obtain an income. Viewing is strongly encouraged to appreciate everything that the property has to offer.


Tenure: Freehold

Vestibule w: 1.03m x l: 0.92m (w: 3‘ 5&quote; x l: 3‘ )
Door to side, tongue and groove ceiling, slate flooring.

Double doors into:

Snug w: 3.01m x l: 3.09m (w: 9‘ 11&quote; x l: 10‘ 2&quote;)
Window to side, large inglenook, red brick fireplace with exposed oak beam.

Door into:-

Hallway w: 1.79m x l: 5.61m (w: 5‘ 10&quote; x l: 18‘ 5&quote;)
Split level stairs leading to rear of property, radiator, slate tiled flooring.

Sitting Room w: 8.69m x l: 6.41m (w: 28‘ 6&quote; x l: 21‘ )
Two bay windows to front with original shutters, window to side and rear, ceiling rose, open fireplace with slate hearth and inset with panelled surround, 3 radiators, oak flooring.

Double doors leading to:-

Sun Room w: 6m x l: 4.53m (w: 19‘ 8&quote; x l: 14‘ 10&quote;)
Door to front, tongue and groove ceiling with downlights, beautiful view over the mature gardens, radiator, oak flooring.

From hallway door and steps down to cellar.

Rear Hallway w: 5.1m x l: 1.02m (w: 16‘ 9&quote; x l: 3‘ 4&quote;)
Two windows to rear, ceiling down lights, radiator, slate tiled floor.

W.C. w: 1m x l: 1.8m (w: 3‘ 3&quote; x l: 5‘ 11&quote;)
Window to rear, low level WC, wash hand basin, radiator, slate tiled floor.

From rear hallway steps up to:

KitchenDining Room w: 5.87m x l: 4.63m (w: 19‘ 3&quote; x l: 15‘ 2&quote;)
Double doors to front, 2 windows to front, window to side, ceiling down lights, coved ceiling.
2 wall units, 4 base units under a granite worktop, integral microwave, original fireplace opening with surround and tiled back, space for a Rangemaster stove with extractor hood insert, island with 4 base units including breakfast bar and 2 integral dishwashers, under a granite worktop with 1 14 stainless steel inset sink, 2 radiators, slate tiled flooring.

Steps up to:-

Rear Kitchen Area w: 1.81m x l: 4.54m (w: 5‘ 11&quote; x l: 14‘ 11&quote;)
Ceiling down lights, 2 built in larder units, 2 base units under a granite worktop, double units with shelving, space for an American style fridge freezer with storage unit above, slate tiled flooring.

Door into boiler room:









Boiler Room w: 1.37m x l: 3.33m (w: 4‘ 6&quote; x l: 10‘ 11&quote;)
window to side, 2 boilers and 2 warmflow electric water cylinders, slate flooring.

From rear kitchen area door into:


Utility w: 4.51m x l: 2.72m (w: 14‘ 10&quote; x l: 8‘ 11&quote;)
L shaped room, door and window to front, 2 windows to side, 3 base units and space for a washing machine and tumble dryer under a granite worktop with a stainless steel inset sink, extractor fan, radiator, slate tiled flooring.



WC w: 1.87m x l: 1.09m (w: 6‘ 2&quote; x l: 3‘ 7&quote;)
Low level WC, extractor fan. shaver socket, radiator, slate tiled flooring.

From hallway stairs up to half landing and up to:

Rear Landing w: 5.17m x l: 1.25m (w: 17‘ x l: 4‘ 1&quote;)
Access to roof, door to rear leading to rear lawn area, radiator, carpet. airing cupboard with shelving, storage cupboard, radiator.

Further steps into Master bedroom:

Master Bedroom w: 5.71m x l: 4.73m (w: 18‘ 9&quote; x l: 15‘ 6&quote;)
Two windows to front, 2 windows to rear, radiator, oak flooring.

Door into:-

En-suite w: 2.2m x l: 4.78m (w: 7‘ 3&quote; x l: 15‘ 8&quote;)
Family en-suite, window to front over looking formal gardens, access to roof, ceiling down lights, freestanding bath with mixer shower attachments, wash hand basin, shaver sockets, mirror, tiled splashback, low level WC, fully tiled shower cubicle with mains shower, heated towel rail, radiator, porcelain tiled flooring.

From half landing staircase to:-

First Floor Landing w: 1.73m x l: 3.39m (w: 5‘ 8&quote; x l: 11‘ 1&quote;)
Radiator, carpet.

Bedroom 2 w: 3.54m x l: 5.89m (w: 11‘ 7&quote; x l: 19‘ 4&quote;)
Bay window to front with original window shutters, 2 radiators, carpet.

Door into:-

En-Suite Shower Room w: 2.97m x l: 2m (w: 9‘ 9&quote; x l: 6‘ 7&quote;)
Window to side, ceiling down lights, fully tiled walk in shower with mains shower, wash hand basin, shaver sockets, mirror, tiled splash back, low level WC, heated towel rail radiator, shelving, porcelain tiled flooring.

Bedroom 3 w: 5.16m x l: 4.13m (w: 16‘ 11&quote; x l: 13‘ 7&quote;)
Bay window to front with original window shutters, window to front with window seat, built in cupboard with shelving, radiator, carpet.

Door into:-

En-Suite Shower Room w: 2.44m x l: 1.95m (w: 8‘ x l: 6‘ 5&quote;)
Window to rear, fully tiled walk in shower with mains shower, extractor fan, ceiling down lights, wash hand basin, tiled splash back, mirror, shaver socket, low level WC, heated towel rail, radiator, porcelain tiled floor.

From first floor landing stairs to:

2nd Floor Landing w: 4m x l: 4.15m (w: 13‘ 1&quote; x l: 13‘ 7&quote;)
High window to rear with window seat, exposed beams and A frame, ceiling down lights, radiator, carpet.

Family Bathroom w: 3.03m x l: 3.18m (w: 9‘ 11&quote; x l: 10‘ 5&quote;)
Velux to side, exposed beams and A frames, access to roof, ceiling down lights, tiled bath, low level WC, wash hand basin with tiled splash back, mirror shaver sockets, fully tiled shower cubicle with mains shower, heated towel rail, radiator, porcelain tiled flooring.

Bedroom 4 w: 2.99m x l: 5.09m (w: 9‘ 10&quote; x l: 16‘ 8&quote;)
Window to front overlooking mature gardens, exposed beams and A frames, radiator, carpet.

Bedroom 5 w: 2.54m x l: 3.54m (w: 8‘ 4&quote; x l: 11‘ 7&quote;)
Window to front overlooking mature gardens, exposed beam, radiator, carpet.

Bedroom 6 w: 2.64m x l: 5.25m (w: 8‘ 8&quote; x l: 17‘ 3&quote;)
Window to front, overlooking mature gardens, exposed beams and A frame, access to roof, built in wardrobes, 2 radiators, carpet.

ANNEXE


Open Plan SittingDining Room w: 8.23m x l: 4.29m (w: 27‘ x l: 14‘ 1&quote;)
Door to front, 2 windows to front, tongue & groove ceiling and walls, exposed beams, freestanding wood burning stove, underfloor heating, slate tiled flooring.

Central oak staircase.

Snug w: 3.09m x l: 2.48m (w: 10‘ 2&quote; x l: 8‘ 2&quote;)
Window to front and side, tongue and groove ceiling, exposed beams, exposed stone wall, Flemish red brick walls, underfloor heating, slate tiled flooring.

Kitchen Breakfast Room w: 3.87m x l: 4.24m (w: 12‘ 8&quote; x l: 13‘ 11&quote;)
Two windows to front, exposed beams, tongue and groove ceiling and walls, 8 base units under a granite worktop to include dishwasher, 1 14 stainless steel inset sink with granite worktop, integral oven, 4 ring induction hob, tiled splashback, extractor hood above, island breakfast bar with 3 base units under a granite work top, larder unit, integral microwave with storage cupboard above, space for a fridge freezer with storage cupboards above, slate tiled flooring.

Utility w: 2.49m x l: 1.75m (w: 8‘ 2&quote; x l: 5‘ 9&quote;)
Door and window to front, exposed beams, tongue & groove ceiling and walls, ceiling down lights, exposed stone walls, firebird boiler, plumbing for a washing machine, slate tiled flooring.

Separate WC w: 0.69m x l: 1.01m (w: 2‘ 3&quote; x l: 3‘ 4&quote;)
Tongue & groove ceiling and walls, ceiling downlights, extractor fan, low level WC, wash hand basin, slate tiled flooring.

Landing w: 2.25m x l: 4.35m (w: 7‘ 5&quote; x l: 14‘ 3&quote;)
Window to front, sky light to front, exposed beams and A frame, tongue & groove ceiling and walls, radiator, oak flooring.

Dressing Room w: 2.34m x l: 2.61m (w: 7‘ 8&quote; x l: 8‘ 7&quote;)
Sky light to front, exposed beams, tongue & groove ceiling and walls, built in wardrobe, radiator, oak flooring.

Shower Room w: 2.12m x l: 2.33m (w: 6‘ 11&quote; x l: 7‘ 8&quote;)
Sliding door to rear, exposed beams, ceiling down lights, tongue & groove ceiling and walls, wash hand basin with mirror above, extractor fan, fully tiled walk in shower with mains shower, low level WC, heated towel rail radiator, tiled floor.





Bedroom 1 w: 3.56m x l: 4.6m (w: 11‘ 8&quote; x l: 15‘ 1&quote;)
Window to front, overlooking mature gardens, Window to rear, vaulted ceilings, tongue & groove ceiling and walls, exposed beams, radiator, oak flooring.

Bedroom 2 w: 3.16m x l: 4.77m (w: 10‘ 4&quote; x l: 15‘ 8&quote;)
Skylight to front, window to side, exposed beams and A frames, tongue & groove ceiling and walls, built in wardrobes, radiator, oak flooring.

En-Suite Shower Room w: 1.77m x l: 1.74m (w: 5‘ 10&quote; x l: 5‘ 9&quote;)
Skylight to rear, ceiling downlights, exposed beams and A frames, fully tiled shower cubicle with mains shower, circular wash hand basin, tiled splash back, mirror, heated towel rail, low level WC, porcelain tiled flooring.

GarageGames Room w: 6.07m x l: 9.17m (w: 19‘ 11&quote; x l: 30‘ 1&quote;)
Two bi-fold doors to front, 6 wall units, electric, concreate floor.

Log Store w: 4.48m x l: 4.01m (w: 14‘ 8&quote; x l: 13‘ 2&quote;)
Corrugated roof, electric, concrete floor.

Stables w: 3.36m x l: 3.5m (w: 11‘ x l: 11‘ 6&quote;)
Three individual stables, corrugated roof, concrete floor.

Outside
The property is approached through a pair of stone pillars, along a gravelled drive, sweeping round a gravelled parking area in front of both the main house and Annexe. The house is sheltered to the North by a bank and woodland and to the South are mature lawned gardens with woodland, providing access to the river front of the Mawddach.

The driveway continues past the Annexe to the large garage and three stables with an area of hard standing.

The remaining land is split into fields, a short walking distance from the property - leading to a private shale beach flanking one of the fields. It must be noted that the fishing rights are not in hand and therefore not included in the sale of the property. In total, the land totals approximately 15 acres of land.
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