Situated on the popular residential district of Pont Adam in Ruabon is this very well presented and extended three/four bedroomed detached property sitting on a good sized plot and benefitting from gas central heating and UPVC double glazing throughout.
Ruabon is located approximately five miles south of Wrexham and has its own centre of shops, schools and local amenities. There is a railway station, an excellent bus service into town and beyond and a junction of the main North/ South A 483 lies close by.
The property has been extensively improved and extended, featuring in particular an impressive conservatory to the rear, overlooking a large enclosed patio with extensive rear garden beyond, including a recently erected pagoda.
To the front is ample off road parking leading to a single garage.
Viewing is therefore highly recommended in the first instance to appreciate this impressive opportunity to acquire a well proportioned family home to which in brief the accommodation comprises: Entrance porch through to hallway, lounge, dining room, kitchen, rear hallway cloak room and side storage area, internal door to garage, utility/bedroom four, large conservatory and on the first floor are the further three bedrooms and family bathroom.

Directions

From Wrexham proceed South past the Cats protection home over the traffic lights and right at the roundabout for Rhostyllen. At the next go straight over for Johnstown. Go through the village and into Ruabon, turning right opposite the Wynnstay Arms. Go over the bridge and turn left onto the estate. Proceed a short distance where the property will be found on your left hand side.

Outside

Approached to front via a part brick block, part shingled driveway for several vehicles leading to the integral single garage. The rear which can be accessed both to the side of the house or via the conservatory reveals a large paved and enclosed patio, beyond which is an attractive larger than average lawned garden featuring a recently erected pagoda, the remainder featuring various fruit trees and leading down to a good sized garden shed.

Entrance Porch

Entered via UPVC double glazed sliding doors. Tiled floor. UPVC panelled ceiling with inset spotlighting. Composite door with frosted UPVC double glazed units to side leading into:

Hallway

Giving access to the ground floor accommodation and staircase to the first floor. Laminate wood floor. Radiator. Inset ceiling spotlights.

Lounge (3.61m x 4.34m)

With coal effect gas fire in carved marble back, mantle and hearth. UPVC double glazed window to front with radiator below. Three frosted glass panels to hallway. Ceiling spotlighting. Opening to:

Dining Room (3.15m x 3.23m)

With laminate wood floor. Ceiling spotlighting. UPVC double glazed doors with matching side panels to:

Conservatory (3.84m x 5.59m)

Constructed by brick walls to side under a pitched slate roof with UPVC double glazed units to rear with French doors leading to a patio.

Kitchen (3.05m x 3.05m)

A bright modern kitchen made up of Shaker style base and wall mounted kitchen units with light granite effect work surfaces and matching splashbacks. Further laminate wood floor. Built in Lamona electric oven, grill and ceramic four ring hob under stainless steel illuminating extractor hood. Built in dishwasher. Ceramic one and a half sink, drainer and mixer taps under UPVC double glazed window to conservatory. Radiator. Door to hallway. Space for tall, double fridge/freezer. Inset ceiling spotlighting and light point.

Rear Hallway

Giving access to storage area, internal door to garage, cloak room and utility/bedroom four. UPVC double glazed door to side. Laminate floor. Radiator. Ceiling spotlighting.

Storage Area

A recess for cloaks and fitted with granite effect work surface with further Shaker style base and wall units. Laminate floor. Ceiling light point.

Cloak Room

With Low Level WC. Frosted UPVC double glazed window to side. Laminate floor. Ceiling spotlighting.

Utility / Bedroom 4 (3.20m x 3.66m)

Currently being used as a utility and having further Shaker style base and wall units with granite effect work surfaces and matching splashbacks. Stainless steel one and a half sink, drainer and mixer taps. Space and plumbing for both washing machine and tumble dryer. UPVC double glazed window to rear garden with radiator below. Door to conservatory. UPVC double glazed velux window. Inset ceiling spotlights. Heated towel rail. Tiled floor.

First Floor Landing

Giving access to the three bedrooms and bathroom. Built in airing cupboard with gas central heating boiler and shelving. Attic hatch. Frosted UPVC double glazed window to side. Ceiling spotlighting.

Bedroom 1 (3.66m x 3.96m)

With a suite of attractive fitted furniture made up of wardrobes, bedside chest of drawers, dressing table with drawers to side and further chest of drawers. UPVC double glazed window to front with radiator below. Ceiling spotlighting.

Bedroom 2 (3.05m x 3.66m)

UPVC double glazed window to rear with radiator below. Built in corner double wardrobe. Inset spotlighting.

Bedroom 3 (2.13m x 2.62m)

UPVC double glazed window to front with radiator below. Inset spotlighting.

Family Bathroom

With a suite of UPVC panelled bath with Triton electric shower over, Low Level WC, and pedestal wash hand basin under frosted window to rear. Part tiled walls. Heated towel rail. Wood effect floor covering. UPVC panelled ceiling. Ceiling spotlighting.

Important note to purchasers:

We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

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