Llwyn Y Berllan, Ruabon, Wrexham

A newly built 4 bedroom ( 1 en-suite ) detached family home offering spacious accommodation on this small development constructed by experienced local developers Davies Brothers Construction Limited having the benefit of a 10 year NHBC Warranty. Located within the popular village of Ruabon with its excellent road links and range of amenities including a supermarket, medical centre, train station, primary and secondary schools and restaurants/pubs. The energy efficient accommodation has gas fired central heating and Upvc double glazing and briefly comprises a canopy porch, entrance hall with useful store cupboard, good size lounge, dining room with bi fold doors opening to the rear garden and an open aspect to the stylishly appointed fitted kitchen with integrated appliances and separate utility. The 1st floor landing gives access to the 4 bedrooms, 1 with en-suite shower room, and a family bathroom with bath and separate shower enclosure. To the outside, a gated path leads to the entrance door with decorative railings to the boundary. A brick paved drive with privacy gates to the rear of the house leads to the detached brick built garage together with a patio and lawned garden.

Location - Located within the popular and sought after Village of Ruabon which offers an excellent range of day to day shopping facilities and social amenities including Doctors, Dentist, Pubs, The Wynnstay Hotel and historic St Marys Church. There is a regular public transport service into the busy tourist town of Llangollen and Wrexham as well as a popular train station for those needing to commute to Wrexham and the surrounding areas. The A483 by-pass which links Wrexham, Chester and Oswestry is only a short distance away therefore providing good access to the major commercial and industrial centres of the region. The village has the benefit of both primary and Secondary Schools together with picturesque countryside walks.

Directions - Proceed along the A483 bypass from Wrexham taking the exit signposted Llangollen and Ruabon. Turn right and continue across the 1st roundabout to the 2nd roundabout with Aldi on your left. Take the 3rd exit and continue into the centre of the village passing The Church and Wynnstay Hotel. Turn right just after the pedestrian crossing onto Maes Y Llan Lane and right again where the development will be observed on the right.

On The Ground Floor - Canopy porch with sensor light and grey composite part glazed door opening to:

Hallway - Having stairs to first floor landing, storage cupboard, upvc double glazed windows, cottage style doors to all rooms and radiator.

Cloakroom/W.C - Appointed with a two piece white suite of low flush w.c, wash basin with chrome mixer tap and tiled splashback, radiator and upvc double glazed window.

Lounge - 4.45m x 3.68m (14'7 x 12'1 ) - A good sized reception room with upvc double glazed window to front, radiator and television aerial point.

Dining Room - 4.19m x 3.63m (13'9 x 11'11 ) - Featuring aluminium bi-fold doors opening to the rear garden, two radiators, central heating thermostat, useful storage cupboard and an open aspect to:

Kitchen - 3.56m x 2.92m (11'8 x 9'7 ) - Appointed with a stylish shaker style range of base and wall cupboards complimented by work surface areas incorporating a 1 ½ bowl stainless steel single drainer sink unit with mixer tap and upvc double glazed window above overlooking the rear garden, four ring electric hob with stainless steel extractor hood above and wide cutlery/pan drawers below, double oven/grill, integrated fridge freezer, plumbing for dishwasher, part tiled walls and inset ceiling spotlights.

Utility - 2.31m x 1.55m (7'7 x 5'1 ) - Matching shaker style range of base units with work surface areas incorporating a stainless steel single drainer sink unit with mixer tap, plumbing for washing machine, space for tumble dryer, Ideal gas combination boiler, radiator and part glazed composite external door.

On The First Floor - Approached via the staircase from the hallway to:

Landing - With upvc double glazed window to side, ceiling hatch to roof space and cottage style doors off to all rooms.

Bedroom One - 3.71m x 3.51m (12'2 x 11'6 ) - Upvc double glazed window to front with radiator below and door to:

En-Suite - Appointed with a low flush w.c with dual flush, pedestal wash basin with mixer tap, shower enclosure with mains thermostatic shower and shower door, part tiled walls, inset ceiling spotlights, extractor fan, upvc double glazed window and radiator.

Bedroom Two - 3.43m x 2.62m (11'3 x 8'7 ) - Upvc double glazed window to rear and radiator.

Bedroom Three - 2.87m into recess x 2.64m (9'5 into recess x 8'8 - Upvc double glazed window to front, radiator and useful storage cupboard.

Bedroom Four - 2.49m x 1.93m (8'2 x 6'4 ) - Upvc double glazed window to rear and radiator.

Family Bathroom - Well appointed with a four piece white suite of close coupled w.c with dual flush, pedestal wash basin with mixer tap, bath with mixer tap, corner shower enclosure with mains thermostatic shower and sliding door entry, part tiled walls, inset ceiling spotlights, extractor fan, upvc double glazed window and chrome heated towel rail.

Outside - The property is approached via a gated paved path leading to the entrance door alongside decorative slate to the front and side. Decorative railings skirt the front garden. Gated paths either side of the house lead into the rear garden which includes a paved patio and lawned garden area. A brick paved driveway and privacy gates provide parking and guest parking and lead to the detached brick built garage having metal up and over door, lighting and power.