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" Bwlch Yr Ysgol is a charming detached property of traditional stone construction under a slated roof, being located in an elevated position, commanding excellent views towards the Mawddach Estuary.

Standing within approximately 3.24 acres, the property is approached via a tree-lined driveway, where there are two gravelled parking area and a detached garage. The majority of the grounds are predominantly lawn, with two large ponds, a 400 vine vineyard and additional woodland on the opposite side of the road to the property.

The property is in need of refurbishment, to include a new roof and boiler, and provides spacious accommodation with having many character features to include a large inglenook fireplace, exposed beams and quarry tiled flooring to name a few.

The layout of the property is very versatile and would accommodate an extended family, with having the benefit of a downstairs bedroom suite with a dressing room and bathroom. In addition to the further 3 bedrooms the property has to offer.

The accommodation comprises briefly :
Ground Floor: entrance hallway, dining room, conservatory, sitting room, side porchentrance, kitchenbreakfast room, utility, downstairs bedroom suite to include a dressing room and bathroom, shower room, bedroom 2studio, separate W.C.
First Floor: bedroom 3 and bedroom 4, and separate WC.

Properties in this location rarely become available and viewing is highly recommended to appreciate the potential this property has to offer.

Council Tax Band: E - £2,425.72
Tenure: Freehold

Entrance Hall w: 2.55m x l: 2.57m

(w: 8‘ 4&quote; x l: 8‘ 5&quote;)
Stable door to front, window to front, access to roof, exposed beams, exposed stone wall, radiator, slate tiled flooring.

Dining Room w: 4.34m x l: 3.16m

(w: 14‘ 3&quote; x l: 10‘ 4&quote;)
French doors to side leading into conservatory, window to front, exposed beams, radiator, electric storage heater, carpet.

Conservatory w: 3.48m x l: 3.09m

(w: 11‘ 5&quote; x l: 10‘ 2&quote;)
French doors to side with stunning views of the estuary, glass roof, two radiators, tiled flooring.




Sitting Room w: 4.13m x l: 6.11m

(w: 13‘ 7&quote; x l: 20‘ 1&quote;)
Window to side with stunning views of the estuary, large inglenook fireplace with wood burning stove on a stone hearth together with, inset lights, exposed beam, radiator, electric storage heater, carpet.

Door to side side porch.

Side Porch w: 1.3m x l: 0.9m

(w: 4‘ 3&quote; x l: 2‘ 11&quote;)
French doors to side with stunning estuary views, window to front, 2 base units, concrete floor.

Landing w: 1.53m x l: 0.74m

(w: 5‘ x l: 2‘ 5&quote;)
Staircase from Sitting Room to landing area

Window to rear, window to side, exposed beams, carpet.

W.C. w: 0.77m x l: 1.02m

(w: 2‘ 6&quote; x l: 3‘ 4&quote;)
Window to side, partly tiled walls, low level WC, wash hand basin, electric heater, tiled floor.

Bedroom 1 w: 4.24m x l: 4.58m

(w: 13‘ 11&quote; x l: 15‘ )
Two windows to side with stunning estuary views, exposed beams, vaulted ceiling and A Frame, two eaves storage areas, electric storage heater, carpet.

Bedroom 2Study w: 4.38m x l: 3.24m

(w: 14‘ 4&quote; x l: 10‘ 8&quote;)
Window to side with stunning estuary views, Velux window, electric storage heater, carpet, staircase down to Dining Room.

*
From the entrance hallway

Kitchen Breakfast Room w: 3.02m x l: 6.03m

(w: 9‘ 11&quote; x l: 19‘ 9&quote;)
Window to rear, ceiling down lights, stable door to side, exposed beams, five wall units, six base units to include integral fridge, under a granite effect worksurface, tiled splashback, 1 14 stainless steel sink and drainer, space for range style cooker with stainless steel splashback and extractor hood over, exposed stone wall, integral microwave, electric storage heater, plinth heater, radiator, slate tiled flooring.

Utility w: 1.75m x l: 1.54m

(w: 5‘ 9&quote; x l: 5‘ 1&quote;)
Ceiling downlights, base unit, stainless sink and drainer, granite effect worksurface, space for freezer, space for automatic washing machine, space for tumble dryer, shelving, slate tiled floor.

**
From entrance hallway, double doors and steps down to:-

Inner Hallway w: 2.68m x l: 3.14m

(w: 8‘ 10&quote; x l: 10‘ 4&quote;)
‘L‘ shaped, exposed beams, coat hanging space, radiator, slate tiled flooring.





Master Suite


Dressing Area w: 1.71m x l: 3.35m

(w: 5‘ 7&quote; x l: 11‘ )
Window to side, ceiling downlights, radiator, carpet.

Bathroom w: 2.54m x l: 1.74m

(w: 8‘ 4&quote; x l: 5‘ 9&quote;)
Window to side, ceiling downlights, fully tiled walls, panelled bath with mixer shower attachment, low level WC, pedestal wash hand basin, heated towel railradiator, tiled floor.

Bedroom w: 4.4m x l: 3.5m

(w: 14‘ 5&quote; x l: 11‘ 6&quote;)
Two windows to front, window to side, window to side, exposed beams and A Frame, electric storage heater, radiator, carpet.

Inner Hallway
Doors to:-

Shower Room w: 1.66m x l: 1.53m

(w: 5‘ 5&quote; x l: 5‘ )
Ceiling down lights, fully tiled walls, shower cubicle with mains shower, extractor fan, pedestal wash hand basin, low level WC, heated towel railradiator, tiled floor.

Bedroom 4 w: 7.11m x l: 2.35m

(w: 23‘ 4&quote; x l: 7‘ 9&quote;)
Window to side, high window to rear, part glass roof, Velux window to side, exposed beam, radiator, electric storage heater, carpet.

Door into:

WC w: 1.25m x l: 1.6m

(w: 4‘ 1&quote; x l: 5‘ 3&quote;)
Glass roof, pedestal wash hand basin, low level WC, LPG central heating boiler (Ideal Mexico 2) tiled floor.

Outside
Approached from the lane via double five bar gates, onto a gravelled treelined driveway with ample parking area and timber store and detached garage. The land totals approximately 3.24 acres, which includes large mature lawned areas, vineyard, ornamental ponds and woodland, with the majority enjoying excellent views towards the Mawddach Estuary and Cader Idris Mountain Range.

Services
MAINS:- Electricity.

LPG central heating, private water, private drainage.
"