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" * NEW PRICE* Situated overlooking the River Dee and the Steam Railway on the sought after Abbey Road, Llangollen and providing spacious family accommodation, which retains many period features Glanffrwd provides accommodation extending to five bedrooms and three reception rooms. in addition there is a modern bathroom and separate shower room together with a spacious and well fitted kitchen and a modern double-glazed conservatory glass room, which takes in the lovely backdrop towards the river and railway. There are out offices including workshop and store and there is an attached garage. Viewing recommended.

ENTRANCE VESTIBULE Approached through an original panelled door having arched reveal above. Radiator, period patterned tiled floor, wall light point, inner part glazed door with matching side reveal to: ENTRANCE HALL Period patterned tiled floor, radiator, sash window to side having opaque glazing, stripped newel post and handrail to staircase, cornice finish to ceiling, telephone point. DRAWING ROOM 5.23m x 4.29m

(17'2' x 14'1') Into bay window. Period fireplace with cast iron insert and tiled hearth with centrally fitted living flame coal effect gas fire. Built-in storage cupboards with book shelves above to chimney breast recesses. Period panel door, radiator. LIVING ROOM 5.13m x 3.83m

(16'10' x 12'7') Into bay window. Views over steam railway to the picturesque River Dee. Period style fireplace with arch cast iron insert and slate hearth with fitted living flame effect gas fire. TV aerial point, stripped floorboards, radiator, cornice finish to ceiling with ceiling rose, period door. STAIR LOBBY With fitted coat hooks and stairs to lower ground floor. UTILITY ROOM / W.C. With w.c. , wash hand basin and plumbing for washing machine. LOWER HALL With tiled floor, period door to outside. STUDY 1.92m x 1.24m

(6'4' x 4'1') With fitted desk and shelving, tiled floor. KITCHEN 4.37m x 4.03m

(14'4' x 13'3') Fitted with a range of white panelled fronted units having inset one and a half bowl stainless steel single drainer sink unit with base storage cupboards set beneath solid beech block topped work surfaces. Space with plumbing for dishwasher, space for front opening refrigerator. Ceramic tiling to work surfaces, ceramic tiled floor. Fitted Range cooker finished in stainless steel comprising two ovens with separate grill and storage drawer having seven ring gas hob above. Fitted cooker hood finished in stainless steel. Chimney breast recess with gas fired central heating boiler, ceiling spotlights. Open archway to: DINING ROOM 4.14m x 3.83m

(13'7' x 12'7') Recessed fireplace with heavy stone lintel above with recessed cast iron gas fired living flame stove over brick hearth. Radiator, tiled floor, french doors to: CONSERVATORY GLASS ROOM 3.29m x 2.96m

(10'10' x 9'9') Constructed with double glazed elevations beneath a polycarbonate roof with electric underfloor heating with additional wall mounted electric panel radiator. Double glazed french doors to rear garden. FIRST FLOOR LANDING Staircase off to Second Floor, original window with stained glass, smoke alarm, radiator. NO. 1 BEDROOM 4.42m x 3.83m (14'6' x 12'7') Double glazed sash style windows, built-in cupboard to recess, radiator. NO. 2 BEDROOM 4.29m x 3.83m

(14'1' x 12'7') Period fireplace, radiator, double glazed window with view over steam railway to picturesque River Dee. SHOWER ROOM With shower cubicle, wash hand basin and w.c. Underfloor heating. FAMILY BATHROOM Fitted with a modern three piece white suite having a range of chrome finished fittings including heated towel rail and comprising close coupled WC, pedestal wash hand basin and double ended panelled bath having mains power shower fitted above. Half stone effect tiling to wash hand basin and WC area with full matching tiling to shower. Sash effect double glazed window, ceiling spotlights, extractor fan. SECOND FLOOR LANDING Radiator, opaque sash window, walk-in storage cupboard. NO. 3 BEDROOM 4.42m x 3.83m

(14'6' x 12'7') Period fireplace, two sash style double glazed windows, radiator. NO. 4 BEDROOM 4.29m x 2.87m

(14'1' x 9'5') Period fireplace, radiator. NO. 5 BEDROOM 3.53m x 1.99m (11'7' x 6'6') Radiator, fitted vanity wash hand basin, airing cupboard containing hot water cylinder. OUTSIDE To the front elevation there is a parking forecourt which leads to the Garage. At the rear there is an enclosed yard with secure gate off which there is a Workshop. Adjoining there is an open Store. From the yard there is a gate and steps up into the Garage. At the rear there is a paved patio area from the Conservatory Glass Room which takes in the fine views beyond which there is an enclosed lawned garden having stocked flower and shrubbery borders bounded by mature planting etc. GARAGE 4.25m x 3.05m

(13'11' x 10'0') WORKSHOP 3.27m x 1.70m

(10'9' x 5'7') Fitted work bench and shelving, light and power connected. OPEN STORE 1.72m x 1.21m

(5'8' x 4'0') DIRECTIONS From the Agent's Llangollen offices come to the traffic lights continuing down Castle Street over the River Dee bridge at which turn left into Abbey Road. Continue past the Llangollen Pavilion where the property will be observed after a short distance on the left hand side. VIEW OUR PROPERTIES, MAKE A VIEWING

To view a complete listing of properties available For Sale or To Let please visit us at http://www.bowensonandwatson.co.uk Our site enables you to print full sales and rental particulars, book a viewing and register your requirements on our mailing list. You can also arrange a free Market Appraisal for selling purposes on your property.


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SPECIAL NOTES

We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled / zoom lenses) and dimensions shapes and precise locations may differ to those set out in these sale particulars which are approximate and intended for guidance purposes only. We have not tested any apparatus, equipment, systems or services etc. and cannot confirm that they are in full working order or fit for their purpose. No assumption should be made as to compliance with planning consents, Building Regulations or current usage. Nothing in these particulars is intended to indicate that any carpets or curtains, furnishings or fittings, electrical goods (whether wired or not), gas fires or light fitments, or any other fixtures or fittings not expressively included form part of the property being offered for sale. If a garage is mention please check that it is a suitable size for your requirements. While we endeavour to make our sale details accurate and reliable if there is any point, which is of particular importance to you, please contact our local office who registered the property and we will be pleased to confirm the position for you. "