A lovingly converted cottage, providing well-proportioned living accommodation across two floors. The property is positioned on the fringes of the popular village of Llanbedr Dyffryn-Clwyd and a short distance from the medieval market town of Ruthin.

Ground floor
• A composite woodgrain effect door opens into a welcoming entrance hall, hosting the staircase and providing entry into all downstairs accommodation.
• Located on the right of the hallway is a spacious reception room, with a dual aspect. The rear window overlooks the cottage garden via a picture window with slate windowsill. The reception room also has exposed beams and a living flame electric fire as the main feature. Behind the electric fire is a full chimney, providing the option for a wood burning stove if required.
• To the left of the hallway, a doorway opens into a wonderful open-plan kitchen and dining room. The kitchen is fitted with a range of contemporary high gloss base units under a contrasting solid oak worktop. The kitchen benefits from integrated BOSCH induction hob and oven with an integrated fridge, freezer and dishwasher.
• The dining area affords ample space for a sizable family table and has bi-folding doors leading out to the rear garden. Also within the kitchen area is a utility room, WC and storage room.

First floor
• The stairs rise to a wide landing, which has space to host a desk and workstation.
• The principal bedroom has part-vaulted ceilings with a dormer reveal providing exceptional views across the rural landscape.
• The guest bedroom is also particularly spacious and boasts a dormer reveal. The guest bedroom also benefits from a storage cupboard.
• The final bedroom also has a partially vaulted ceiling with views across the front aspect.
• Each of the bedrooms are serviced by the family bathroom, which has been fitted with a stylish contemporary suite. The bathroom comprises a bath, separate shower enclosure with smoked glass screen, vanity basin and low-level WC. The bathroom is neatly finished with full height wall tiles with a floor tiled finish.

Gardens and grounds
Cottage style gardens basking in an enviable aspect.
• Ty Gwyn is approached over a shared access drive leading to a paved parking space, affording parking for two vehicles, which also benefits from an EV charging point. Flanking the driveway are mature hedgerows and shrubs, providing privacy.
• The main garden is located to the rear and is a cottage style garden, enclosed behind a dwarf stone wall with an easterly aspect. The garden has a neat patch of lawn surrounded by established border plants and shrubs with a pathway leading to the bi-folding doors of the kitchen.
• Located away from the property is an additional area of garden and a detached garage, that is in need of renovation. This plot can be seen on the site plan within this brochure marked in red.

Situation
Llanbedr Dyffryn Clwyd is a pretty village located 2 miles from the medieval market town of Ruthin. The property is located on the fringes of the village itself, in an area of outstanding natural beauty. With spectacular views towards the Clwydian Range.
The village of Llanbedr DC has a historic church, popular public house and an excellent local primary school, Ysgol Llanbedr.
The historic Market Town of Ruthin offers a broad range of amenities including some boutique shops, restaurants, and numerous supermarkets. Local secondary schools include Brynhyfryd High School in Ruthin and Ruthin School, the latter a co-educational day and boarding school.
Local recreational facilities include Vale Country Club, Ruthin rugby club, Ruthin-Pwllglas Golf Club as well as some outstanding walks and mountain bike routes.
Ruthin has good links with the commercial centres of the northwest via the A494 running north east linking to the A55 along with the M56, M53 and M6 motorway network.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, oil Central Heating and septic tank (shared with next door) None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
If the private drainage system requires updating/replacement, it is assumed that prior to offers being made, associated costs have been considered and are the responsibility of the purchaser. Interested parties are advised to make their own investigations, no further information will be provided by the selling agents.
The estimated fastest download speed currently achievable for the property postcode area is around 45 Mbps (data taken from checker.ofcom.org.uk on 18/06/2024). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 18/06/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Local Authority
Denbighshire County Council
Council Tax Band E

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – LL15 1SS
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