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"A spacious, well presented 3 bedroom family home in a popular residential setting, within walking distance of the Town centre and all local amenities.

A well appointed home with the benefit of a large rear garden, uPVC double glazing and gas fired central heating. The house commands a slightly elevated position with open front views and a sunny rear garden.
Affording Reception Hall, Inner Hall, Lounge, Breakfast Dining area, Kitchen, Utility Room, Landing, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom.
Situated within a short distance of Doctor s Surgery, playing field, school and Town centre.

Viewing Recommended.

The Accommodation Affords Approximate measurements only

Reception Hall uPVC double glazed door, stairs leading off to First Floor level.

Lounge 3.7m x 3.93m 12 1" x 12 10" Timber floor, feature fireplace surround, uPVC double glazed window overlooking front with open aspect, telephone point, double panelled radiator. Square archway to breakfast dining area.

Breakfast Dining Area 3.95m x 1.49m 12 11" x 4 10" Tiled floor, uPVC double glazed French doors leading onto rear garden.

Kitchen 3.68m x 2.0m 12 0" x 6 6" Fitted base and wall units with complementary worktops, single drainer stainless steel sink, ceramic hob, filter extractor above, tiled walls, built in storage cupboards along one wall, radiator.

Inner Hall Cloak hooks, double panelled radiator, recess cupboard with wall mounted Ideal central heating boiler.

Rear Utility Room uPVC double glazed window overlooking rear, plumbing for automatic washing machine and space for dryer, space for fridge freezer.

First Floor Landing uPVC double glazed window.

Bedroom 1 3.95m x 3.28m 12 11" x 10 9" Cast iron fireplace surround, uPVC double glazed window overlooking front, enjoying open aspect, built in wardrobe, double panelled radiator.

Bedroom 2 3.13m x 3.28m 10 3" x 10 9" Radiator, uPVC double glazed window overlooking front with views, built in wardrobe.

Bedroom 3 3.38m x 1.96m 11 1" x 6 5" uPVC double glazed window overlooking rear, double panelled radiator.

Bathroom 2.6m x 2.0m 8 6" x 6 6" Panelled bath, mixer tap shower, pedestal wash hand basin, low level w.c. wall tiling, double panelled radiator, uPVC double glazed window, extractor fan.

Outside The property has a small forecourt area to front, large enclosed rear garden with flagged patio area and steps leading up to grassed garden and also a further decorative slate area for outside seating. Outside water tap.

Services Mains water, electricity, gas and drainage are connected to the property.

Viewing Llanrwst By appointment through the agents Iwan M Williams, 5 Denbigh Street, Llanrwst, tel , email

Proof Of Funds In order to comply with anti money laundering regulations, Iwan M Williams Estate Agents require all buyers to provide us with proof of identity and proof of current residential address. The following documents must be presented in all cases IDENTITY DOCUMENTS a photographic ID, such as current passport or UK driving licence. EVIDENCE OF ADDRESS a bank, building society statement, utility bill, credit card bill or any other form of ID, issued within the previous three months, providing evidence of residency as the correspondence address.

Council Tax Band C.

Directions Proceed from the Agent s office up Denbigh Street to the crossroads, turn left and follow the road round, taking a right fork towards Cae Tyddyn and Cae Felin, and the property will be viewed a short distance on the embankment on the left hand side.

Situated within level walking distance of all shops, trains stations, doctors surgery and other local services and amenities. Llanrwst is a traditional market town located in the beautiful Conwy Valley approximately 4 miles from the inland tourist resort of Betws Y Coed.

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