"Video Tour Available... A well presented property situated in an elevated position which boasts fabulous countryside views, overlooking the river Elwy. The property has excellent access to the A55 expressway to Chester and the motorway network beyond, whilst being within 7 miles of the North Wales coast. Viewing highly recommended. **NO CHAIN** EPC Rating D67.

Description Ty Pellaf, situated in a sought after Hamlet on the outer confines of the city of St. Asaph. Being in an elevated position, offering stunning views overlooking the River Elwy.
The property comprises of entrance hall, spacious living room with feature fireplace, study third bedroom, dining room providing access into the conservatory, cloakroom and kitchen.
To the first floor, two spacious bedrooms with stunning views, family bathroom and master bedroom having an en suite and dressing room.
To the outside, a front patio area with views of the River Elwy and a sunny aspect, well maintained tiered garden with summer house and patio area, access to the garage and two driveways providing ample off road parking.
** Furniture included**

Accommodation Covered porch with slate tiles leads to a double glazed hardwood door, leading into

Reception Hall Having slate tiled flooring, radiator, power points, storage cupboard, stairs and further accommodation off.

Living Room 18 2 x 14 1 5.53m x 4.29m Having continued slate flooring, radiator, power points, feature fireplace on a slate hearth with log burner and stone walls surrounding, dual aspect double glazed windows to the front with deep sills, further double glazed window to the rear and side.

Study Bedroom Three 16 10 x 7 4 5.13m x 2.23m Continued slate tiled flooring, radiator, power points, double glazed window to the front and side.

Dining Room Kitchen 16 9 x 15 2 5.10m x 4.62m Having radiator, power points, Belfast sink, void for cooker with tiled splash back, space for tall standing fridge freezer, void for Aga cooker, continued tiled flooring, double glazed window to the front and rear.
French patio doors leads into the conservatory with windows adjacent.

Conservatory 11 2 x 8 3 3.40m x 2.51m Being uPVC constructed, tiled flooring, power points and French doors lead out to the front patio balcony area.

Rear Hallway With radiator, slate tiled flooring, part tiled walls and double glazed stable door leads to the rear patio.

Kitchen 10 0 x 7 5 3.05m x 2.26m Offering a range of wall drawer and base units with work surfaces over, stainless steel sink with bowl and half drainer, integrated dishwasher, fridge and freezer, plumbing for washing, tiled to half, slate tiled flooring, power points and double glazed window to the side.

Cloakroom 5 11 x 3 11 1.80m x 1.19m Having low flush W.C, wall mounted vanity unit with basin, part tiled walls, tiled flooring, radiator and double glazed window to the side.

Landing A bright and spacious landing with power points, double glazed window to the front with deep sill overlooking the River Elwy and further accommodation off.

Master Bedroom 16 7 x 14 0 5.05m x 4.26m Having radiator, power points double glazed window to the front and rear.

En Suite 9 5 x 8 3 2.87m x 2.51m Offering a white suite with storage cupboard, panel bath with shower over, radiator, heated towel rail, low flush W.C, pedestal wash basin, slate tiled flooring and double glazed window to the rear.

Dressing Room 7 11 x 6 11 2.41m x 2.11m With power points and ample storage space

Bedroom Two 18 2 x 16 0 5.53m x 4.87m Having a radiator, power points, double glazed window to the front and rear.

Family Bathroom 14 1 x 7 4 4.29m x 2.23m Offering a white suite with low flush W.C, wall mounted vanity unit with basin, double shower enclosure with glass screen, radiator, heated towel rail, tiled flooring, partial tiled walls and window to the rear.

Garage 16 9 x 16 0 5.10m x 4.87m

Outside The property is accessed via a elevated driveway to the rear with timber gates and a further driveway which is approached via the river bridge providing access to the front of the property and having ample off street parking. To the front of the property is a spacious patio area offering views of the river elwy and a timber shed. The rear garden is a stunning tiered garden with a variety of shrubs, flowers, hedges, patio area, and is mainly paved. To the top of the elevated garden is mainly paved with slate chippings and a summer house with views and the driveway.

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