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" 2 Tan y Garth is a spacious semi-detached cottage of traditional stone construction under a a slated roof, located within an idyllic semi-rural position, in the quiet and popular hamlet of Friog.

The property is presented in excellent condition and has a wealth of character together with a modern kitchen and family bathroom. It also has the benefit of oil-fired central heating and double glazing. There is a wrap around enclosed leanto providing great storage space, leading into an outbuilding housing the boiler and hot water tank, and access to the steep rear embankment which has steps leading up to the boundary line.

The property provides the following accommodation:
Ground Floor: front porch, sitting room, kitchenbreakfast room, utility.

First Floor: landing, 3 bedrooms and family bathroom.

Outside: there is a ample off road parking, a paved patio seating area, together with a large lawn garden with mature shrubs and trees with a raised decking area.

The accommodation would make an ideal family home, however the current owners are using the property as a holiday let.

Viewing is highly recommended to appreciate this property.




Council Tax Band: C £
Tenure: Freehold

Porch w: 2m x l: 1.47m

(w: 6‘ 7&quote; x l: 4‘ 10&quote;)
Door to side, windows to front and side, 2 Velux to front, slate flagged flooring.

Door into:

Sitting Room w: 7.48m x l: 3.15m

(w: 24‘ 6&quote; x l: 10‘ 4&quote;)
Two windows to front, ceiling downlights, open fireplace with exposed slate lintel, wood burning stove on a slated hearth, built in cupboards and shelving into the alcoves, 2 radiators, carpet.

Inner Hallway w: 1.4m x l: 0.99m

(w: 4‘ 7&quote; x l: 3‘ 3&quote;)
Understairs storage, carpet.

KitchenBreakfast Room w: 3m x l: 5.03m

(w: 9‘ 10&quote; x l: 16‘ 6&quote;)
Door to side, window to side, 2 Velux to rear, ceiling downlights, 6 base wall units, 13 base units to include integral fridge and dishwasher, under a granite effect worktop, pull out larder unit, 1 14 stainless steel sink and drainer, tiled splash back, integral eye level double oven, 4 ring ceramic hob with stainless steel splash back and extractor hood over, radiator, laminate flooring.

LaundryUtility Room w: 2.48m x l: 2.07m

(w: 8‘ 2&quote; x l: 6‘ 9&quote;)
Window to rear, plumbing for washing machine, space for fridge freezer, radiator, cushion flooring.

From inner hallway carpeted staircase to:

Landing w: 1.83m x l: 1.97m

(w: 6‘ x l: 6‘ 6&quote;)
Window to rear, access to roof, tongue and groove ceiling, carpet

Bedroom 1 w: 4.4m x l: 3.18m

(w: 14‘ 5&quote; x l: 10‘ 5&quote;)
Two windows to front, radiator, carpet.

Bedroom 2 w: 2.84m x l: 3.13m

(w: 9‘ 4&quote; x l: 10‘ 3&quote;)
Window to front, radiator, carpet.

Bedroom 3 w: 3.22m x l: 2.16m

(w: 10‘ 7&quote; x l: 7‘ 1&quote;)
Window to rear, tongue and groove ceiling, radiator, carpet.

Family Bathroom w: 2.44m x l: 2.12m

(w: 8‘ x l: 6‘ 11&quote;)
Window to rear, tongue and groove ceiling, panelled bath, low level WC, vanity wash hand basin, tiled walls to dado height, fully tiled shower cubicle with mains shower, heated towel railradiator, cushion flooring.

LeantoGarden Room w: 6.18m x l: 7.97m

(w: 20‘ 3&quote; x l: 26‘ 2&quote;)
Wrap around leanto with triplex roof, double gated entrance to front, door into outbuilding with boiler and hot water tank, door to rear leading to stone outbuilding and the steep embankment with mature trees and shrubs, with steps leading up to the boundary line.

Outside
Paved patio area with lawn embankment with steps down to large lawn area with mature shrubs and trees, raised decking area, off road parking and with a driveway leading up to the front of the property.

Services
MAINS: Electric, Oil Fired Central Heating, Water.

Septic tank drainage.
"