Pontwgan, Tyn Y Groes, Conwy, LL32

An interesting substantial detached, 3 bedroom stone cottage, situated in a rural hamlet between Rowen & Tyn y Groes.

The property is in need of modernisation and re-modelling, set in extensive, steeply sloping mature tiered gardens and protected woodland of about half an acre, which runs down to the River Roe, a small tributary of the Conwy.



Bryn Tirion is situated within a small hamlet of around only 10 residences, known as Pontwgan (by the Bridge) within the parish of Caerhun. Set within a picturesque setting, backing onto a tree lined dell with an ancient babbling river. The property is adjacent to a historic bridge and Corn/Water Mill, which reportedly dates back to the 1800’s.
See link below for location information :-
The property does have some structural issues which any purchaser must be aware of :-
1. The section of sloping garden adjacent to the bridge was subject to historic road subsidence 21 Aug 2014, we understand this was repaired by the Local Authority. .
2. There is evidence of movement on the left-hand gable elevation, this is thought to be historic.
3. There is evidence of movement of the Garage floor and the rear external steps.

The accommodation will require considerable modernisation and currently offers electric heating and some sealed unit double glazing. Providing a central Reception Hall with a Garden Room extension, Dining Room which leads into a Lounge with side Porch, Kitchen, rear Cloakroom, which gives access to a narrow staircase leading down to a 2 room cellar.
A panelled staircase to the left-hand side leads up to an interconnecting landing with Bedroom 3, Dressing Area, Bathroom, Bedroom 2, leading into Bedroom 1. Externally there is a Detached Garage and extensive mature gardens which are planted on a steep slope with meandering pathways leading down to a stoney section of the riverbed, depending on the river flow and height.

MATERIAL FACTS
In compliance with the Unfair Trading Regulations 2008

1. Tenure – Freehold, Land Registry Title Number CYM174955
2. This is a Probate Sale, which was granted on the 19th February 2024 and therefore, because of the lack of knowledge on the Executors behalf, the sale of the property is ‘SOLD AS SEEN’.
3. Electric Heating and some Sealed Unit Double Glazing.
4. Private Drainage we understand from Hefin Thomas Waste Management that there is a Treatment Plant installed that was last emptied in 2021 and a new Aeration Pump installed in 2019. Mains Electric & Water supply. No gas supply.
5. Please note – All trees within the garden are subject to a Woodland Tree Preservation Orders (TPO’s) Reference A49. Please refer to the Local Authority Tree preservation Officer.
6. Flood Risk – Seas, Rivers & Surface Water – Very Low. See
7. Estimated Broadband Speed – Standard & Ultrafast. See
8. Mobile Phone Coverage – O2, EE & Vodafone – Likely and 3[three] – Limited. See
9. A detached stone-built house, standard construction for its age.

Sales Particulars with useful Links below: