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"A spacious 4 5 bedroom detached house with garage, offering well appointed accommodation with three reception rooms and modern features. Standing in a slightly elevated semi rural setting with views across the Vale towards the Clwydian Hills, about a mile from Ruthin town centre. Dating from 2008, the Y Berllan affords well appointed and adaptable accommodation, ideal for modern family living, with the benefit of an oil fired central heating new boiler installed in 2024 and double glazing. To the rear is a secluded patio and an upper lawned garden with mature fruit trees, greenhouse and far reaching views towards the town, across to Moel Famau in the far distance.

The well planned accommodation briefly comprises oak framed porch, reception hall with oak staircase with matching interior doors, living room, sun room, study optional 5th bedroom, spacious kitchen diner with contemporary range of units and utility room. First floor landing, bedroom one with ensuite, three further double bedrooms and family bathroom. Viewing highly recommended.

Location Llanfwrog is a small hamlet centred on the historic Church on the B5105 Cerrigydrudion Road about 1.25 miles from Ruthin Town Centre. The town provides a wide range of facilities catering for most daily requirements together with popular primary and secondary schools, leisure facilities and excellent road links towards Mold, Wrexham and Chester. Close by is the Llanfwrog Community Sports Centre with football pitches, a golf driving range, footgolf, all weather tennis courts and crown green bowling.

The Accommodation Comprises

Porch Outbuilt oak framed porch with outside lights and matching oak front door to reception hall.

Reception Hall 6.17m x 2.36m 20 3 x 7 9 A spacious hallway with oak spindled staircase to the first floor with storage cupboard beneath, two double glazed windows, recessed ceiling lighting, radiator and matching oak interior doors.

Cloakroom Wc Comprising pedestal wash basin with mosaic tiled splashback and low flush WC. Tiled floor, radiator and extractor fan.

Living Room 6.17m x 3.94m 20 3 x 12 11 A spacious room with double glazed window to the front with pleasing open aspect across surrounding countryside and towards the Clwydian Hills and Moel Famau in the far distance. Radiator, TV aerial point, electric point for fireplace chimney breast presently blocked off and twin oak interior doors leading through to the sun room.



Sun Room 2.97m x 2.95m max 9 9 x 9 8 max An attractive room with UPVC double glazed windows and matching French doors leading out to the adjoining patio. Pleasing views over the garden, vaulted ceiling, wall light point and radiator.

Study Optional Bedroom Five 3.76m x 3.15m 12 4 x 10 4 Double glazed window to the rear, TV aerial point and radiator.

Kitchen Diner 6.17m x 3.94m 20 3 x 12 11 A large open plan room with double glazed windows to the front, side and rear aspects. The kitchen is fitted with an attractive range of units with a combination of dark wood effect and cream fronted door fronts with long stainless steel handles and contrasting square edge work surfaces. Matching island breakfast bar. Inset sink unit with preparation bowl and mixer tap, mosaic tiled splashback, space for range gas LPG cooker and fitted cooker hood. Space for American style fridge freezer. Tiled floor throughout, recessed ceiling lighting and radiator.







Utility 2.92m x 1.73m 9 7 x 5 8 Range of cream fronted base and wall units with worktop and inset sink unit. Plumbing for washing machine, space for tumble dryer, Worcester oil fired central heating boiler installed 2024 , extractor fan, UPVC double glazed window and exterior door to the garden.

First Floor Landing A spacious gallery style landing with double glazed dormer window to the front with pleasing rural aspect and built in linen cupboard with pressurised hot water cylinder tank and slatted shelving. Radiator and oak interior doors leading to all rooms.

Bedroom One 3.94m x 3.56m 12 11 x 11 8 Double glazed dormer window to the front with views, loft access, TV aerial point, satellite point and radiator.

En Suite 2.44m x 1.57m 8 x 5 2 A modern well appointed en suite shower room comprising large shower enclosure with glazed screens, rainfall shower and handset; twin vanity wash basin with cupboards and drawers beneath and low flush WC. Recessed ceiling lighting, large chrome towel radiator and double glazed window with frosted glass.

Bedroom Two 3.15m x 3.53m 10 4 x 11 7 Double glazed window to the rear, laminate flooring and radiator.

Bedroom Three 3.96m x 3.00m 13 x 9 10 A dual aspect room with windows to the front and side aspects with far reaching views and radiator.

Bedroom Four 3.96m x 3.02m 13 x 9 11 A double size room with double glazed window to the rear and radiator.

Family Bathroom 2.46m x 2.21m 8 1 x 7 3 Fitted with a four piece suite comprising panelled bath with mixer tap, corner shower cubicle, pedestal wash basin and low flush WC. Tiled splashback, shaver point, chrome towel radiator and double glazed window with frosted glass.

Outside The property is approached over a tarmacadam driveway which extends to the side of the property providing parking for two to three cars as well as access to the semi detached garage. Steps from the drive lead up to the front garden. There are outside power sockets on the side of garage and the far end of the rear patio to support the pond.



Front Garden Landscaped front garden area with loose slate chipped areas for ease of maintenance together with established hedging to the roadside, various established shrubs and bushes, and flagged pathways extending across the front elevation of the house. Gated access to either side of the property leads through to the rear garden.

Garage A semi detached single garage with up and over door, side door with covered area, double glazed window, power and light installed. and useful loft storage.

Patio A secluded patio area extends across the rear elevation of the house with outside light, tap and steps leading up to the garden beyond.

Garden To the rear is a good size fully enclosed lawned garden which borders onto farmland to the rear. Panelled fencing, mature apple trees, timber garden shed and aluminium framed greenhouse.



Directions From the Agent s Ruthin Office proceed across The Square and down Clwyd Street. On reaching the junction with Mwrog Street bear left and follow the road directly over the mini roundabout and through Llanfwrog passing the Church on the right. The property will then be found after after a short distance on the right hand side.

Agents Notes Shared septic tank drainage.

Tenure Understood to be Freehold

Council Tax Denbighshire County Council Tax Band F

Anti Money Laundering Regulations Intending purchasers will be asked to produce identification documentation before we can confirm the sale in writing. There is an administration charge of £80.00 inc VAT per transaction payable by both buyers and sellers, as we must electronically verify the identity of all in order to satisfy Government requirements regarding customer due diligence. We work in partnership with Lifetime Legal, who will carry out these checks. We would ask for your co operation in order that there will be no delay in agreeing the sale.

Material Information Report The Material Information Report for this property can be viewed on the listing. Alternatively, a copy can be requested from our office which will be sent via email.

Extra Services Mortgage referrals, conveyancing referral and surveying referrals will be offered by Cavendish Estate Agents. If a buyer or seller should proceed with any of these services then a commission fee will be paid to Cavendish Estate Agents Ltd upon completion.

Viewing By appointment through the Agent s Ruthin office .

FLOOR PLANS included for identification purposes only, not to scale.

DW PMW

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