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" Built in 1951 but subsequently extended and refurbished during the ownership of the present vendors, Brynawel now comprises a substantial detached residence providing an internal floor area of about 2400 square feet (223 square metres) which is generous by comparison with properties of similar standing erected more recently. With four reception rooms and five bedrooms the house offers excellent family accommodation and the extended portion of the first floor would be readily adapted to provide a self contained guest wing if desired. Improvements include insulation of the cavity walls to complement the replacement sealed unit double glazed windows and the internal finish provides for panelled doors throughout and corniced ceilings to the reception rooms. Brynawel occupies a relatively elevated position with sunny rear aspect looking towards the renowned Lower Usk Valley in a southwesterly direction. Llangybi is a pleasant and desirable Village which possesses local Shop/Sub Post Office, Inn, and Church and Junior Schooling is available at Usk and Caerleon each about three miles distant. Secondary schooling is available at Caerleon with independent schools at Monmouth. Urban amenities are found at Cwmbran and Newport with the M4 accessible at the latter. The area is well served with recreational pursuits including water sports and trout fishing at nearby Llandegveth Reservoir, game angling is found on the River Usk and the Wye and numerous Golf Courses are within easy reach together with the well regarded Cwrt Bleddyn Hotel and Cwrtium Spa.

GROUND FLOOR

ENCLOSED ENTRANCE PORCH
Having sealed unit double glazed exterior door and side panels, quarry tiled floor, hardwood door with patterned opaque glazing to:

RECEPTION HALL
Staircase off, two radiators, central heating thermostat, built-in cloaks cupboard plus separate store cupboard with matching doors.

LOUNGE - 13' 6'' x 21' 0'' (4.11m x 6.4m)
A triple aspect room with double French windows to the rear garden, open fireplace with Adam style surround, three double radiators, four brass wall lights with two matching brass pendants, double doors from Hall.

DINING ROOM - 12' 0'' x 16' 08'' (3.66m x 4.88m)
Triple aspect with double French windows to side garden, two radiators, four brass wall lights with two matching brass pendants, brass curtain rails to remain, double doors from hall.

FAMILY ROOM - 10' 11'' x 12' 6'' (3.33m x 3.81m)
A double aspect room with windows to front and side, wood block floor, double radiator, double doors linking with:

BREAKFAST ROOM - 10' 11'' x 8' 9'' (3.33m x 2.67m)
Radiator, French windows to rear garden, arched opening linking to:

KITCHEN - 10' 5'' x 10' 6'' (3.18m x 3.2m)
Well fitted with range of wall cupboards and matching floor units including cupboards and drawers under roll edge wood grain working surfaces, tiled surrounding walls, sink unit, integrated Candy dishwasher, Leisure 'Rangemaster' 100cm range oven, Elica extractor over, double radiator, spot lights, woodblock floor.

UTILITY ROOM - 7' 7'' x 10' 7'' (2.31m x 3.23m)
Stainless steel sink unit, wall cupboards and matching floor unit with cupboards and drawers, plumbing for automatic washing machine, tiled surrounds, terrazzo floor, Potterton oil fired boiler serving central heating radiators and providing domestic hot water.

CLOAKROOM
Having wash hand basin, low level suite, extractor, fitted shelves, radiator, terrazzo floor

FIRST FLOOR

GALLERIED LANDING
Radiator, large airing cupboard having factory insulated hot water cylinder with electric immersion heater. Access to well insulated boarded loft.

BEDROOM 1 - 14' 9'' x 13' 6'' (4.5m x 4.11m)
A double aspect room, radiator.

EN SUITE - 5' 9'' x 13' 6'' (1.75m x 4.11m)
Wash hand basin in vanitory unit, panelled bath, low level close coupled toilet, half tiled walls, double radiator, built-in cupboard, mirror, fully tiled shower enclosure with power shower having Mira control, Karndean floor.

BEDROOM 2 - 9' 4'' x 10' 10'' (2.84m x 3.3m)
Wash hand basin in vanitory unit, radiator.


BEDROOM 3 - 10' 11'' x 11' 15'' (3.33m x 3.73m)
Radiator.

BEDROOM 4 - 10' 11'' x 10' 0'' (3.33m x 3.05m)
Radiator.

FAMILY BATHROOM - 8' 0'' x 9' 0'' (2.44m x 2.74m)
Panelled bath having shower lux screen and Mira shower over, pedestal wash hand basin, low level toilet, part tiled walls, radiator, mirror with electric light/shaver over, Karndean floor.

HOBBIES ROOM - 5' 8'' x 5' 9'' (1.73m x 1.75m)
Radiator, built-in desk top, drawers and fitted shelves.

PLEASE NOTE
The front extension of the first floor takes the form of a wing readily adaptable to provide self contained guest accommodation if desired. It is approached through an:

INNER LANDING
Having double wardrobe off.

SHOWER ROOM - 5' 8'' x 5' 7'' (1.73m x 1.7m)
Having double glazed roof light, pedestal wash hand basin with electric/shaver light over, low level close coupled toilet, fully tiled shower enclosure, radiator, Karndean floor.

FRONT BEDROOM 5 - 16' 8'' x 12' 0'' (5.08m x 3.66m)
A triple aspect room, two radiators.

OUTSIDE
The residence is approached over a brick paviour drive leading to the DETACHED DOUBLE GARAGE 19'9 X 17'3 (6.02m x 5.26m) having twin metal roller doors, personal door to rear, fitted shelves, electric lighting and power points, plumbing for tumble dryer and extensive boarded loft area. The house is served by paved surrounding paths with external security lighting. Off the lounge is a sunny south facing Patio. To the rear of the garage there is a shed of timber construction having electricity connected and there is also a large shed at the bottom of the garden. The garden to the rear comprises a large lawn with Apple trees. The front terrace is planted with Camellia, Rhododendron and Azalea.

SERVICES
Mains water, electricity and drainage are connected. Oil fired central heating. Two telephone lines installed (subject to BT regulations).

COUNCIL TAX
Band F



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