• Immaculately presented +
• Spacious +
• Easy access to all amenities +
• Walking distance to promenade and beach +
• Double garage +
• Enclosed garden +
• Brick built shed +

This immaculately presented detached house is ideally situated close to all amenities including the beach and promenade. Comprising spacious entrance hallway, L shaped lounge diner, well fitted kitchen breakfast room, snug / former office, integral double garage, utility, 4 bedrooms, bathroom and 2 en-suite showers. The garden is low maintenance mainly laid to lawn with mature shrubs. There is tarmac parking for several vehicles. Upvc double glazed with triple to the kitchen and dressing room extension and gas centrally heated. The boiler was replaced in 2022.

Tywyn is a delightful coastal town on the shores of Cardigan Bay. The area is surrounded by the famous Snowdonia National Park which is renowned for its natural beauty, with Talyllyn Lake, Dovey Estuary and Cader Idris nearby. For golfing enthusiasts there is a championship course at nearby Aberdovey. Sailing and all water sports are very popular at both Aberdovey and Tywyn plus sea and river fishing within easy distance.

The property comprises fully glazed door and side panels to;

SPACIOUS ENTRANCE HALLWAY 12`7 x 10`2
Under stairs storage., telephone point.

CLOAKROOM
Window to front, w c, compact wash basin, tiled floor and walls.

LOUNGE 19`9 x 10`9
Window to front; rear and side, brick feature fireplace with granite hearth and oak shelf, tv point, arch to:

DINING ROOM 12` x 9`9
Window to rear, door to hall.

SNUG 9`6 x 7`
Window to front, tv point.

BREAKFAST ROOM 10`9 x 9`8
Tiled floor, open to;

KITCHEN 11`8 x 7`8
Window to rear and side, maple effect units, granite work top, inset stainless steel double sink, built in double oven and grill, induction hob with extractor over, integral fridge and dishwasher, part tiled walls, tiled floor.

UTILITY 12`5 x 6`4
Window and glazed door to rear, maple effect units, inset stainless steel sink, plumbed for washing machine, tiled floor, door to;

BOILER ROOM
Window to rear, tiled floor and walls, Vaillant boiler (installed in 2022).

INTEGRAL GARAGE 18` x 17`
Window to side, electric up and over door, consumer unit located here,access to loft area.

Off entrance hall, stairs to;

1st FLOOR LANDING
Access to insulated loft, partly boarded with pull down ladder and light, built in double cupboard housing hot water cylinder and slatted shelving.
BATHROOM 12`3 x 6`3
Window to rear, vanity wash basin, w c, bidet, bath with Mira electric shower over and glass screen, tiled walls.

BEDROOM 1 14` x 10`9
Window to front, fitted wardrobe and chest of drawer units, louvred double doors to;
EN-SUITE SHOWER 9` x 5`7
Window to rear, panelled shower cubicle with Mira electric shower, vanity wash basin, w c, bidet, built in double cupboard.

BEDROOM 2 11` x 9`9
Open to dressing room 8`2 x 7`7 with window to rear.
EN-SUITE SHOWER 7`7 x 3`2
Window to side, w c, vanity wash basin, shower cubicle with Mira electric shower, tiled walls, extractor.

BEDROOM 3 10`9 x 9`5
Window to front.

BEDROOM 4 12`4 x 6`
Window to front.

OUTSIDE FRONT
Tarmac parking for several vehicles, laid to lawn with flower border, gated access either side to rear.
OUTSIDE REAR
Paved patio area, laid to lawn, flower border, brick built shed with power and wash basin.

TENURE The property is freehold.

ASSESSMENTS Band E

SERVICES Mains water, gas, electricity and main drainage are connected.

VIEWING
By appointment with Welsh Property Services, Cambrian House, High Street, Tywyn, Gwynedd LL36 9AE. Telephone or email

MONEY LAUNDERING REGULATIONS
By law, we are required to conduct anti-money laundering checks on all potential buyers and sellers, and we take this responsibility very seriously. In line with HMRC guidelines, our trusted partner, Coadjute, will securely manage these checks on our behalf. Once an offer is accepted (subject to contract), Coadjute will send a secure link for you to complete the biometric checks electronically. A non-refundable fee of £25 + VAT per person will apply for these checks, and Coadjute will handle the payment for this service. These anti-money laundering checks must be completed before we can send the memorandum of sale to the solicitors to confirm the sale. Please contact the office if you have any questions in relation to this.

DISCLAIMER
These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of an offer or a contract. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. Any intending purchaser should satisfy him/herself by inspection of the property or otherwise as to the correctness of each of the statements prior to making an offer. No person in the employment of Welsh Property Services has any authority to make or give any representation or warranty whatsoever in
relation to this property.

LASER TAPE CLAUSE
All measurements have been taken using a laser tape measure and therefore may be subject to a small margin of error.