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" An extended and extensively refurbished three bedroom semi detached house affording gas central heating, two living rooms, quality fitted kitchen and a large utility room, together with a large and private garden to the rear, located in a small secluded cul-de-sac in the centre of this picturesque village in the heart of the Upper Dee Valley. An ideal family home affording: Out built porch, large hall, attractive lounge with bay window, dining room with adjoining kitchen, large L Shaped utility room and modern shower and WC. First floor landing, three bedrooms and modern bathroom., Double glazing* and gas central heating. INSPECTION RECOMMENDED.

LOCATION Llandrillo is a small village community nestling in the heart of the Upper Dee Valley almost equidistant between Corwen and Bala, some 17 miles from Ruthin and 15 miles Llangollen. Centred on the historic Church, general stores and restaurant to its centre whilst the renowned Tyddyn Llan Restaurant and Hotel is on the periphery of the village. THE ACCOMMODATION COMPRISES OUT BUILT FRONT PORCH 4'7 x 3'6 (1.40m x 1.07m) Out built porch with UPVC double glazed door in, matching windows to either side, terracotta style ceramic tiled flooring. Glazed door leading to: SPACIOUS HALL 14'4 x 7' (4.37m x 2.13m) With staircase rising off. Enclosed under stairs cupboard with double glazed window and plumbing for washing machine. Double glazed window, ceiling down lighters, wood grain effect laminated floor covering, telephone point and panelled radiator. LOUNGE 11'8 inc bay x 12'10 (3.56m inc bay x 3.91m) An attractive room with bay window, window seat and double glazed units. TV aerial point, coved ceiling and panelled radiator. DINING ROOM 12'10 x 12'9 (3.91m x 3.89m) A spacious room with a contemporary wall mounted electric pebble fire, coved ceiling with arched display niches to either side with concealed lighting, matching wood grained effect laminated floor covering, double glazed window to the rear and panelled radiator. Archway to: KITCHEN 8'4 x 7' (2.54m x 2.13m) Fitted with a modern range of base and wall mounted cupboards and drawers with wood grained effect finish to door and drawer fronts, contrasting stone effect working surfaces to include inset 1.5 bowl stainless steel sink unit with mixer tap and drainer, inset four ring electric hob with built in double oven, concealed convector hood and light over and integrated fridge and freezer. Pine boarded ceiling with down lighters, terracotta style ceramic tiled flooring, tiled splash backs and double glazed window. LARGE REAR EXTENSION 13'10max x 11' max (L Shaped) (4.22m x 3.35m max ( Providing a large utility area / side porch with matching pine ceiling with down lighters, matching ceramic tiled flooring, ample space for fridge and freezer, two glazed windows and wall light points. Panelled radiator and part glazed door to side. SHOWER ROOM 5'5 x 5'4 (1.65m x 1.63m) Modern suite comprising corner cubicle with glazed screen and electric shower, wash basin with tiled splash back, low level WC, pine clad ceiling, glazed window, extractor fan, matching flooring and panelled radiator. FIRST FLOOR LANDING Double glazed window, fitted linen cupboard with shelving. BEDROOM ONE 11'9 x 11'7 (3.58m x 3.53m) Double glazed window, fitted corner cupboard housing a modern Worcester gas fired condensing boiler providing hot water and central heating. Panelled radiator. BEDROOM TWO 11'7 x 10'6 (approx) (3.53m x 3.20m

( appro x )) Double glazed window and panelled radiator. BEDROOM THREE 9'3 x 7'9 (2.82m x 2.36m) Double glazed window and panelled radiator. BATHROOM 8'3 x 5'4 (2.51m x 1.63m) Refurbished with a quality white suite comprising panelled bath, pedestal wash basin and WC. Attractive fully tiled walls with ceiling down lighters, extractor fan, two double glazed windows and radiator. OUTSIDE The property benefits from a low brick wall to the front and along the gable elevation with decorative galvanised fencing. The garden is designed for low maintenance - being mainly paved with two brick built raised planters. To the rear is an enclosed domestic area. Wrought iron gates lead across a communal pedestrian footpath to a good size enclosed garden which has mature conifer hedging to three sides and screen fencing to the remainder - it is mainly lawned with a flagged patio and raised border. Timber framed and panelled garden shed. DIRECTIONS From the Agent's Ruthin Office take the A494 Corwen Road proceeding for some 9 miles through the village of Gwyddelwern and upon reaching the junction with the A5104 Chester Road, turn right. At the traffic lights with the A5 turn left and upon crossing the River Dee turn immediately right onto the B4401 Old Bala Road. Proceed through Cynwyd and into Llandrillo following the road over the hump back bridge and thereafter take the left turning at the front of the Village Stores. Continue bearing right for some 75 yards and turn right into Rhos Llan, where the property will be found on the left hand side. *DOUBLE GLAZING Please note all windows are modern UPVC double glazed with the exception of one soft wood single glazed window to the utility room and one to the shower room. AGENT'S NOTES Denbighshire County Council - Tax Band B VIEWING By appointment through the Agent's Ruthin office on 01824 703030.

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

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