Property description

With 2 self contained annexes, a largely extended character detached family home with a total of 5 bedrooms set in approximately 1.3 acres with a paddock, delightful gardens, a large pond, double garage with workshop, 2 stables and ample private parking. The accommodation exudes a great deal of character, is beautifully presented throughout and is highly adaptable (presently utilised as a comfortable home with a luxury 2 storey 1 bedroom holiday let annexe to the north side of the property and a further luxury 2 storey 1 bedroom annexe to the south side of the property). The accommodation is highly flexible and the present set up provides a good holiday let income but the house also provides for a superb large single family home and could also be ideal for a large family looking to live with extended relatives. Bryn Yr Eryr is without doubt a property that needs to be viewed to fully appreciate the setting (with views to Mount Snowdon and the Glyders), the stunning accommodation and all it has to offer.

Description
The original farmhouse reputably dates back to the early 1800's and over the years the property has been adapted and extended creating the outstanding property we see today, the latest extension was built circa 2001 creating the north annexe. The house benefits from double glazing and is heated via an efficient pressurised oil fired central heating system. The side entrance with a stable type door leads into the side hall with doors off to the cloakroom and walk-in larder, double doors also lead from the side hall to the large conservatory with it's outer double doors and lovely view to the garden. A single door from the side hall leads to the cosy farmhouse style kitchen/breakfast room with its beamed ceiling, Ivory coloured range of kitchen units, 'Belfast' sink, solid oak work surfaces and 'range' cooker with a 5 ring gas hob, griddle and double oven. In addition, there is a separate electric 2 ring 'Induction hob' plus an integrated dish washer and fridge/freezer. Off the kitchen, the boiler room/utility contains the oil fired boiler and also provides space and plumbing for a washing machine and tumble drier. Steps with a ceiling hatch lead from this room to bedroom 3. The main Lounge is an impressive room with solid oak flooring, a beamed ceiling, Inglenook fireplace with a multi fuel stove and double doors to the conservatory. Beyond the lounge is where the main entrance hall is located from which a door opens into the North Annexe Lounge which again is an inviting room with a beamed ceiling, a living flame log burner stove, double outer front doors and solid oak flooring. The annexe kitchen with its oak effect kitchen units is a light and spacious room with a high beamed ceiling, 2 overhead 'Velux' windows and outer double doors. The annexe kitchen also benefits from integrated appliances to include a built-in fan assisted electric oven, a 4 ring gas hob, fridge and dish washer. To the first floor landing, you turn right to the Annexe bedroom with its double doors opening to a private balcony and it's fully tiled luxury en-suite bathroom with shower cubicle. The remainder of the first floor comprises luxury family bathroom with a 'Jacuzzi' bath and shower cubicle plus three bedrooms (2 double and a large single). The south annexe (known as the granny annexe) is accessed via a clever sun room (adapted from a former outside space, now roofed with timber decking and gravel creating a useful bright and airy living space - very popular for holiday guests on those rainy days). A door leads from this area to a luxury wet room and there is a further stable type door opening from the sun room into the cosy lounge with a fitted kitchen off and stairs to a galleried double bedroom above. Our clients are reluctantly moving after 34 years for practical down sizing reasons.

Stable type door opening into -

Side Entrance Hall

Cloakroom

Walk-in Larder

Conservatory - 19' 8'' x 9' 9'' (5.99m x 2.97m)

Lounge - 16' 6'' x 15' 0'' (5.03m x 4.57m)

Kitchen/Breakfast Room - 15' 5'' x 10' 9'' (4.70m x 3.27m)

Boiler Room/Utility

Main Entrance Hall

Stairs to the First Floor Landing

Bedroom One - 12' 0'' x 9' 9'' (3.65m x 2.97m)

Bedroom Two - 10' 8'' x 9' 10'' (3.25m x 2.99m)

Bedroom Three - 14' 8'' x 6' 2'' (4.47m x 1.88m)
With floor hatch opening to steps down to the boiler room.

Family Bathroom

North Annexe

Door from the main entrance hall to the -

Lounge - 17' 5'' x 15' 9'' (5.30m x 4.80m)

Kitchen - 11' 6'' x 9' 5'' (3.50m x 2.87m)

Stairs from the main entrance hall to -

First floor landing - Turn right to -

Bedroom with private balcony - 15' 7'' x 12' 0'' (4.75m x 3.65m)

En-suite Bathroom

South Annexe (Known as the Granny Annexe)

Sun Room - 17' 2'' x 16' 10'' (5.23m x 5.13m)

Wetroom

Lounge - 14' 6'' x 14' 3'' (4.42m x 4.34m)

Kitchen - 6' 0'' x 5' 0'' (1.83m x 1.52m)

Stairs from the lounge to the -

Bedroom - 14' 6'' x 8' 0'' (4.42m x 2.44m)

Outside

The Gardens
Most attractive gardens comprising more formal areas with well maintained lawns and perennial borders, flowering shrubs, trees and plants. The principle garden area which is overlooked by the large conservatory is a real 'sight to behold' with a variety of flowering shrubs and a focal ornamental garden pond with waterfall, (the sound of the water enhancing a relaxing and pretty spot for Al-fresco dining on those warm and balmy summer days). In addition, there is a vegetable and soft fruit garden with a potting shed, beyond which, is a more natural garden area with fruit trees and a large pond (a wonderful idyllic spot). The gardens also provide interesting little patio/seating areas strategically sited to take advantage of the sun at different times of the day and also the views to the Snowdonia mountain range to include Mount Snowdon and the Glyders. The north Annexe also benefits from a lovely screened & decked patio area accessible via double doors from both the lounge and kitchen.

Double Garage with workshop area

The Stables
Screened gravelled area and 2 loose boxes.

Parking
Pillared entrance leading to a large gravelled parking area providing ample parking space for several vehicles, a boat, motor home etc.

The Land
With double field gate access from the parking area. A well fenced paddock extending to approximately 1 acre offering good heart grazing.

General
The oil fired central heating system provides under floor heating to the lounge, the family bathroom, the main entrance hall and to both floors of the north annexe. The south annexe wet room benefits from electric under floor heating.

Tenure
We have been advised FREEHOLD with vacant possession upon completion. Vendors solicitor to verify title.

Services
We have been advised that the property benefits from mains water, electricity and water. Private drainage. BT connection. Heating - Oil fired central heating

Council Tax
Gwynedd Council - Band C

Location
Located on the edge of the large village of Llanrug approximately 4 miles east of the historic Castle/Harbour town of Caernarfon with its Marina, quaint 'old town' cobbled streets and varied shopping/social amenities. Llanberis at the foot of Mount Snowdon is within approximately 2 miles and the University City of Bangor (approx 7 miles) is easily accessible via a quick road. The A55 Expressway is within only 5 miles offering swift road access to the ferry port of Holyhead, the North Wales coastal towns and motorway network at Chester. The village of Llanrug has a Primary and Secondary School, a Doctors surgery, 2 convenience stores, a butchers, hair salon, post office, fish & chip shop and a hotel (Seiont Manor).

Directions
Leaving Caernarfon on the A4086 (Llanberis road), continue for approx 4 miles. After passing through Llanrug, turn right by the Glyntwrog public house into Ffordd Bryngwyn. The entrance to Bryn Yr Eryr is then located after a short distance on the left hand side.