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Summary    Situated in an elevated location in the popular residential district of Tanyfron is this very well presented three bedroom semi detached property benefitting from a corner plot and therefore having a larger than average garden and off road parking for several vehicles.
Tanyfron is situated approximately three miles from Wrexham where there is a wealth of shops, schools and local amenities. A regular bus service accesses the town and beyond, there is also a railway station and a main junction of the NorthSouth A483 lies nearby.
The property has been maintained to a high standard by the current owners and viewing is highly recommended to appreciate the well laid out and good sized accommodation to which in brief it comprises; Entrance porch into hallway, dining room, lounge, kitchen through to utility and shower room, and on the first floor are the three bedrooms, bathroom and separate WC.

Outside    Approached via a shingled driveway for several vehicles with central astro turfed path to entrance porch. Wall mounted EV electric charging point. A tall hedge provides both privacy and shelter to the rear garden which can be accessed via a gate to the entrance porch, then having steps up to an elevated lawned garden. There are two garden sheds dividing between a dual level decked area, which is quite private from neighbouring properties. From here a further gate leads through to a rear accessway to rented council garages.

Entrance Porch    The property is entered from the side through a UPVC double glazed porch with personal door and further sliding door to side and having a further UPVC double glazed door accessing the entrance hall.

Entrance Hall    Gives access to the ground floor accommodation and staircase to the first floor. Quarry tiled floor. UPVC double glazed window to side. Under stairs storage cupboard. Radiator. Ceiling light point and smoke detector.

Dining Room 13‘3&quote; (4.04m)(into bay) x 9‘4&quote; (2.84m). UPVC double glazed bay window to front with radiator below. Further UPVC French doors to side. Picture rail. Ceiling light point.

Lounge 15‘2&quote; x 11‘5&quote; (4.62m x 3.48m). UPVC double glazed window to front with radiator below. Ceiling light point.

Kitchen 11‘4&quote; x 6‘8&quote; (3.45m x 2.03m). Fitted with a range of base and wall mounted kitchen units with granite effect work surfaces and UPVc splashbacks. Space for a gaselectric cooker. Stainless steel single sink, drainer and mixer tap under UPVC double glazed window to rear. Space and plumbing for both dishwasher and fridge. Further eye level UPVC double glazed window to rear. Wood effect floor covering. Concealed work surface lighting and overhead ceiling light point. Door to:

Utility Room 6‘6&quote; x 3‘2&quote; (1.98m x 0.97m). With space and plumbing for a washing machine. Opening to a larder cupboard store room. Further recess to rear with frosted eye level UPVC double glazed window to rear. frosted UPVC double glazed door to rear garden. tiled floor. Ceiling light point.

Shower Room.    With a suite of fully tiled walk in shower cubicle with Triton electric shower, low level WC and pedestal wash hand basin. Frosted UPVC double glazed window to rear. Tiled floor. Overhead downlights and feature wall lights.

First Floor Landing    Gives access to the three bedrooms, bathroom and separate WC. Frosted UPVC double glazed window to rear. Dado rail. Attic hatch. Ceiling light point.

Bedroom One 11‘4&quote; x 8‘9&quote; (3.45m x 2.67m). With fitted ‘his and hers‘ mirror fronted wardrobes. UPVC double glazed window to front with radiator below. Built in storage cupboard with shelf. Ceiling light point.

Bedroom Two 11‘5&quote; x 8‘9&quote; (3.48m x 2.67m). With two built in storage cupboards. UPVC double glazed window to rear with radiator below. dado rail. Ceiling light point.

Bedroom Three 9‘7&quote; x 9‘4&quote; (2.92m x 2.84m). UPVC double glazed window to front with radiator below. Ceiling light point.

Bathroom    Fitted with a panelled bath with Triton electric shower over and further shower attachment. Vanity wash hand basin with cupboards below under a frosted UPVC double glazed window to side. Part tiled walls. Tile effect floor cover. Radiator. wood panelled ceiling. Movement activated downlights.

Separate WC    With a low level WC, vanity wash hand basin with storage cupboard below. Frosted UPVC double glazed window to side. Wood panelled ceiling. Tile effect floor covering. Movement activated downlights.

Directions    From Wrexham proceed West past the football club and over the B&Q roundabout then taking the Oswestry turn on the A483 by pass. Take the first exit for Ruthin and after a very short distance take the turning to your right hand side being the Brymbo link road. Proceed up the hill taking the second turning to your left hand side being St Albans Road. Go over the cross road and continue up the hill into Cae Merfyn where the property will be found to your right hand side.



IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

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