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" A beautifully presented family home situated on the highly desirable residential estate of Tan Y Bryn, Llanbedr Dyffryn Clwyd with spectacular views across the Vale and beyond. The property comprises entrance hall, cloakroom, living room, sitting room, dining room, kitchen/breakfast room, utility room, four double bedrooms, two bedrooms with en-suite and family bathroom. The property also benefits from private and enclosed rear/side gardens, uPVC double glazing throughout, integral double garage with electric doors and driveway providing ample parking. Viewing is highly recommended to fully appreciate this property and its surroundings. EPC Rating D68. Council Tax Band G.

Accommodation
uPVC double glazed door with stained glass panel gives access through to:

Entrance Hallway - 13' 1'' x 9' 9'' (3.98m x 2.97m)
Having laminate flooring, coved ceiling, telephone point, radiator, two uPVC double glazed windows to either side of the front door with obscured glass. under stairs storage cupboard, turned spindle staircase rising to the first floor and doors off.

Cloakroom
Having a two piece suite comprising low flush WC and wash hand basin both set into fully fitted bathroom units, tiled splashback, tiled flooring, radiator, uPVC double glazed window with obscured glass to the rear elevation and extractor fan.

Living Room - 19' 5'' x 13' 1'' (5.91m x 3.98m)
Being a very light and airy room with a large uPVC double glazed box bay window to the front elevation benefitting from views towards the vale and two uPVC double glazed windows to the side elevation overlooking the side garden, laminate flooring, decorative moulded coved ceiling, two radiators, feature fireplace with marble hearth, surround and mantle and double half glazed doors through to sitting room.

Dining Room - 12' 6'' x 10' 10'' (3.81m x 3.30m)
Having decorative moulded coved ceiling, laminate flooring, radiator, uPVC double glazed window to the rear elevation and double opening through to:

Sitting Room - 9' 10'' x 9' 4'' (2.99m x 2.84m)
Having laminate flooring, uPVC double glazed window to the rear elevation, radiator and uPVC double glazed French doors giving access to the side garden.

Kitchen/Breakfast Room - 18' 1'' x 10' 10'' (5.51m x 3.30m)
Having a range of modern drawer and base units with complementary work surfaces and wall units over, tiled flooring, decorative moulded coved ceiling, tiled splash backs, one and a half bowl stainless steel sink with mixer taps over, eye level double oven and grill, integrated electric hob with extractor hood over, integrated dishwasher and fridge, breakfast bar, space for breakfast table and chairs, two uPVC double glazed windows to the rear elevation, radiator and door through to:

Utility Room - 10' 10'' x 8' 2'' (3.30m x 2.49m)
Having fitted base units to match kitchen, tiled flooring, decorative moulded coved ceiling, inset single bowl stainless steel sink, tiled splash back, void and plumbing for wash machine and dryer, space for large American style fridge/freezer, radiator, uPVC double glazed window and uPVC double glazed door to the rear elevation and internal door giving access to the double garage.

First Floor Landing
Being a large landing which could easily accommodate an office/work area, having dual aspect uPVC double glazed windows to the rear and front elevation benefitting from the views across the Clwydian Range, access to airing cupboard, radiator and doors off.

Master Bedroom - 16' 3'' x 13' 9'' (4.95m x 4.19m)
Having fitted wardrobes and drawers, radiator, uPVC double glazed window to the front elevation benefitting from the views and door to:

En Suite - 9' 10'' x 7' 10'' (2.99m x 2.39m)
Having a four piece suite comprising panel bath, pedestal wash hand basin, low flush WC, corner shower enclosure with shower unit over, part tiled walls, tiled flooring, extractor fan, radiator and uPVC double glazed window with obscured glass to the rear elevation.

Bedroom Two - 14' 9'' x 10' 3'' (4.49m x 3.12m)
Having radiator, uPVC double glazed window to the front elevation benefitting from the views and door to:

En Suite - 6' 7'' x 5' 3'' (2.01m x 1.60m)
Having a three piece suite comprising corner shower enclosure with electric shower over, pedestal wash hand basin, low flush WC, part tiled walls, tiled flooring, extractor fan and radiator.

Bedroom Three - 17' 10'' x 10' 7'' (5.43m x 3.22m)
Having uPVC double glazed window to the front elevation benefitting from the views and radiator.

Bedroom Four - 13' 5'' x 10' 6'' (4.09m x 3.20m)
Having radiator, uPVC double glazed window to the rear elevation and two Velux windows.

Family Bathroom - 10' 5'' x 3' 8'' (3.17m x 1.12m)
Having a four piece suite comprising panelled bath, corner shower cubicle with glazed screen, pedestal wash hand basin, low flush WC, part tiled walls, tiled flooring, extractor fan, radiator and uPVC double glazed window to the rear elevation with obscured glass and cupboard housing the hot water tank.

Integral Double Garage - 21' 1'' x 20' 0'' (6.42m x 6.09m)
Having two electric up and over doors, power and light installed and two double glazed windows with obscured glass to the side elevation.

Outside
The property is approached via a tarmac driveway providing ample off road parking. The property stands within a large corner plot with an open plan front garden mainly laid to lawn with flower beds. The rear and side gardens are private and enclosed with mature hedging and having lawned areas, raised flower beds and paved patio seating areas.

Directions
From our Ruthin office proceed down Well street, at the T junction turn right, take the first left then turn right again at the T-junction, in the direction of Mold. Continue into the village of Llanbedr DC and take the left turn just after the Church. Proceed up Lon Cae Glas taking the right turn into Tan Y Bryn, take the right fork and the property can be found on your left hand side.

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