An exquisitely presented Grade II listed character property with adjoining annexe offering flexible accommodation, within delightful, private gardens located in the heart of the village of Llanbedr Dyffryn-Clwyd.

Ground floor
A canopy porch gives access to the main accommodation through an oak-panelled front door into the reception hall, having direct access to a pretty cloakroom.
At the heart of the house is the sitting room featuring a fine oakpanelled wall, a heavily beamed ceiling, and an impressive inglenook fireplace with contemporary multi-fuel stove and oak bressummer.
Double doors open out to a substantial timber framed conservatory, predominately double-glazed, with French doors opening to the west facing gardens.
To the front of the property is a recently converted snug/tv room, with a concealed entrance door providing access via steps down to a cellar with perimeter shelving and wines racks.
To the rear of the property is a further reception room, currently utilised as a snooker room, with a whitewashed brick chimneypiece housing a multifuel burning stove.
The hub of the house is a superb kitchen fitted with bespoke shaker style cabinets under granite worksurfaces and wood effect porcelain tile flooring. The focal point of the kitchen is an Everhot range cooker with extractor within a tiled recess with oak bressummer. A range of appliances include an integrated dishwasher and larder fridge. A utility cupboard has space and plumbing for laundry appliances. It should be noted the kitchen could easily be interconnected to the kitchen within the annexe, where required.


First Floor & Annexe
A fine oak balustrade staircase rises to the first floor, opening to an impressive sitting room with a high vaulted ceiling with exposed original rafters, trusses and wall timberwork. This room features a fire grate within a chimney recess with sandstone ashlar jambs and bressummer.
Off the landing are two charming double bedrooms and an inner hallway leading to a luxurious family bathroom with a contemporary suite, comprising a freestanding oval bath, his and her vanity sink units and a large walk-in thermostatic shower.
A door from the inner landing, passes a raised area which is currently used as a further raised bedroom, interconnects the principal accommodation to the annexe, where there are two double bedrooms to the first floor, one benefits from an en suite shower room and the other enjoying a walk-in wardrobe with vanity unit and WC.
To the ground floor, a dedicated front door opens into the hallway with doors off to the kitchen and sitting room. The recently fitted kitchen is fitted with shaker style cabinets under granite worksurfaces, with appliances comprising an induction hob with extractor hood, integral dishwasher, an eye level electric oven and a free-standing American style fridge freezer.
The kitchen offers generous space for a breakfast table and enjoys lovely views to the properties own garden. Across the hallway is a large sitting room, with dual aspects, including a modern log burner, wood effect porcelain tile flooring and bi-fold doors which offer views and open to the rear garden. The accommodation also includes a useful study and a utility room fitted with a drainer sink unit, with plumbing for laundry appliances.

Gardens and grounds
Plas Isa Manor is accessed along a shared courtyard leading to double gates opening into a large driveway, providing parking for numerous vehicles. A substantial brick-built bothy provides elaborate storage and could be converted for use as a home workplace, studio or gymnasium. A second driveway provides additional parking with a gated entrance leading to the gardens. The gardens offer a high degree of privacy, mainly laid to lawn with a recently laid patio adjoining the conservatory, with a sheltered open fronted outbuilding, which is ideal as an outdoor bar. Within the garden there are numerous specimen trees, established shrubberies, and herbaceous borders, leading down to a stream. The principal garden includes a timber garden building incorporating a home bar and covered seating area.
A further enclosed garden sits to the rear of the annexe, and has been meticulously landscaped and tended, offering a natural stone paved terrace adjoining a formal herbaceous border.
An adjoining kitchen garden includes four raised vegetable beds and a large timber frame garden building currently used as a workshop with adjoining garden storeroom.v

Situation
Llanbedr Dyffryn Clwyd is a pretty village located 2 miles from the county town of Ruthin. The property is located in an attractive courtyard setting, in an area of outstanding natural beauty with views towards the Clwydian Hills. The village of Llanbedr DC has a historic church, popular public house and an excellent local primary school, Ysgol Llanbedr.

The historic Market Town of Ruthin offers a broad range of amenities including some boutique shops, restaurants, and numerous supermarkets. Local secondary schools include Brynhyfryd High School in Ruthin and Ruthin School, the latter a co-educational day and boarding school.
Local recreational facilities include Vale Country Club, Ruthin rugby club, Ruthin-Pwllglas Golf Club as well as some outstanding walks and mountain bike routes. Ruthin has good links with the commercial centres of the northwest via the A494 running north east linking to the A55 along with the M56, M53 and M6 motorway network.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, electricity, and drainage. Oil fired central heating.. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 16/04/2024). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 16/04/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Local Authority
Denbighshire County Council.

Council Tax Band: H.

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Postcode - LL15 1UP
What3words ///dragonfly.stone.broke

From Ruthin head east along the A494, Mold Road, towards Llanbedr DC. Continue past the Vale Country Club on your right and after a further 800m the entrance to the property will be seen on your right-hand side, before reaching the Griffin Inn