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" Located within a much favoured residential area on the edge of the village of Ruabon within close proximity to nearby open countryside is this extended semi detached house which enjoys a large lawned rear garden ideal for a family. Having undergone a schedule of refurbishment in recent years to include a new kitchen and bathroom the property briefly comprises open porch, reception hall with galleried landing over staircase, lounge with access through to the dining room, modern Shaker style kitchen, utility room with internal access to garage, ground floor cloaks/w.c and a spacious garden room/sitting room enjoying a pleasant aspect overlooking the rear garden. On the first floor there is a landing with airing cupboard, three bedrooms comprising two doubles and one single and a bathroom with modern white three piece bathroom suite. The property benefits from double glazing to the majority of windows and gas fired central heating together with neutral decoration. Externally there is a double width driveway thats leads to the single garage and front lawned garden, whilst the rear garden is a particular feature of the property that offers a sunny aspect, paved patio and large lawned garden with mature trees and hedging providing a good degree of privacy. Inspection is strongly recommended. Energy Rating - E

LOCATION The village of Ruabon is conveniently situated approximately six miles from Wrexham town centre and enjoys excellent road links just off the A483 bypass which links Wrexham, Chester and Oswestry. The popular nearby tourist town of Llangollen is only a short driving distance away which offers picturesque riverside walks along the banks of the River Dee. The village of Ruabon boasts a train station and a regular bus service which runs into Wrexham town centre and Oswestry, a good range of convenient shopping facilities and social amenities, whilst the nearby village of Cefn Mawr offers a Tesco supermarket. Ruabon has the benefit of both primary and secondary schools and is well located for the major commercial and industrial centres of the region. DIRECTIONS Proceed along the A483 in a southerly direction for approximately three miles taking the exit signposted Llangollen and Ruabon, at the end of the slip road take the third exit and proceed across the next roundabout, at the next roundabout take the third exit into the village of Ruabon for approximately ? of a mile, over the bridge and then take the left hand turning immediately after St Mary's Church and opposite the Wynnstay Arms to the B5097, proceed over the old bridge and then take the left hand turning into Pont Adam Crescent where No.63 will be observed on the left hand side. ON THE GROUND FLOOR Open fronted porch with central ceiling welcome light and hardwood entrance door with side window panel. RECEPTION HALL A good sized reception area with stairs off to first floor landing, radiator, central heating thermostat control and panelled doors off. LOUNGE 4.21m x 3.61m

(13'10' x 11'10') Featuring a large double glazed picture window which overlooks the front garden with double radiator below, wood block Parquet flooring, stone fireplace with tiled hearth and inset electric fire, double doors open to: DINING ROOM 3.15m x 3.0m

(10'4' x 9'10') Having a continuation of the wood block flooring and enjoying a large PVC double glazed window which provides a pleasant aspect over the rear garden, double radiator and internal door opening to the: KITCHEN 3.49m x 3.02m

(11'5' x 9'11') Accessed from the dining room or reception hall and has in recent years been fitted with a range of oak effect base and wall cabinets with chrome handles and complimentary worktops, 1 & ? bowl stainless steel sink unit with upvc double glazed window overlooking the rear garden, inset electric oven with electric hob and stainless steel chimney extractor above, part tiled walls, space for under counter fridge, tiled flooring, radiator, mains wired smoke alarm and understairs shelving area. UTILITY ROOM 2.58m x 2.45m

(8'6' x 8'0') A useful addition to the property having plumbing for automatic washing machine and space for tumble dryer, internal access to the garage and: GROUND FLOOR CLOAKS/W.C With low flush w.c, wash basin, radiator and part tiled walls.

The extended accommodation continues with the: GARDEN ROOM/SITTING ROOM 5.08m x 3.33m

(16'8' x 10'11') A spacious reception room enjoying access onto the patio via the upvc double glazed french doors or the rear garden accessed via the PVC sliding patio doors. A gas fire sits within a timber fire surround with additional heating providing by radiator. ON THE FIRST FLOOR Approached via the staircase from the hallway to: GALLERIED LANDING Having ceiling hatch to roof void and airing cupboard housing the hot water cylinder with slatted shelving. Doors off to: BEDROOM ONE 3.65m x 3.61m

(12'0' x 11'10') A double glazed window overlooks the front garden with radiator below, two double built-in wardrobes and telephone point. BEDROOM TWO 3.67m x 3.04m

(12'0' x 10'0') A PVC double glazed window overlooks the rear garden and radiator. BEDROOM THREE 2.61m x 2.15m

(8'7' x 7'1') Double glazed window to front and radiator. BATHROOM 2.58m x 1.66m

(8'6' x 5'5') Appointed with a modern three piece white bathroom suite of low flush w.c, pedestal wash basin, bath with side panel and electric shower above with shower screen, fully tiled walls, double glazed window and radiator. OUTSIDE The property is approached via a double width driveway which leads to: GARAGE 4.07m x 2.62m

(13'4' x 8'7') Having metal up and over door, modern fuse box, lighting and power point. The front garden is mainly lawned and enclosed with a dwarf brick front boundary wall. A side garden gate gives access to the rear garden which is a particular feature of the property having a paved patio with large lawned garden area beyond which enjoys a sunny aspect, mature trees and hedging to provide a good degree of privacy. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "