Aber Cottage Bed & Breakfast, Smithfield Street, Dolgellau, LL40 1DE

Aber Cottage Bed & Breakfast is an immaculately presented Grade II Listed property, offering 3 en-suite guest bedrooms together with 2 bedroom owner's accommodation located on the top floor.

The property has been very well maintained to a high standard, both internally and externally, with careful attention given to ongoing maintenance and full compliance with current regulations.

Recent improvements include fire safety upgrades and electrical works.

All en-suite shower rooms have been refurbished to provide modern, high-quality facilities, while the cottage retains an abundance of attractive period features throughout.

Gas central heating serves the entire property.

Currently operated as a successful and well-regarded Bed & Breakfast with 3* Visit Wales accreditation, the property would also lend itself equally well to use as a substantial family residence, should a purchaser wish to do so.

In its present arrangement, the accommodation comprises 3 letting bedrooms, each with its own en-suite facility, along with an office.

The second floor provides private owner's accommodation, including a sitting room, 2 bedrooms, and a bathroom.

Externally, Aber Cottage benefits from excellent off-road parking for guests, with secure gated parking for approximately four vehicles, as well as bike storage and a shed.

The accommodation briefly comprises: entrance vestibule, hallway, kitchen, sitting room/breakfast room, rear hallway, utility room/shower room, store room, cloakroom, additional utility/boot room, first-floor landing, 3 en-suite letting bedrooms, office, cloakroom W.C., and second-floor owner's accommodation comprising a sitting room, 2 bedrooms, and a bathroom.

Overall, Aber Cottage represents an outstanding opportunity to acquire either a thriving Bed & Breakfast business in the heart of Dolgellau or a spacious and versatile home suitable for large families or multi-generational living.

Location The ancient market town of Dolgellau sits within an area of outstanding natural beauty set in the Southern Snowdonia National Park, at the foot of the Cader Idris mountain range.

Dolgellau is an excellent base for walkers and outdoor pursuits.

The town provides a small cottage hospital, primary & secondary schools, a tertiary college as well as restaurants, pubs, library, rugby & cricket clubs and is within 10 miles of the coast and 6 miles of a main line railway station.

Council Tax Band: D - £2,338.19 Tenure: Freehold Restrictions: Listed building Vestibule   0.97m x 1.75m Door to front, ceiling downlights, tongue and groove walls, internal window to side (into kitchen), door into sitting room/breakfast room, quarry tiled flooring.

Hallway   0.8m x 2.71m Ceiling downlights, staircase to first floor landing, quarry tile flooring.

Sliding door into: Kitchen   3.88m x 6.35m Window to front, window to rear, exposed beam, 6 wall units, 10 base units under a butcher block worktop, tiled splashbacks, space for a Stoves range style cooker with extractor hood above, integral single oven, stainless steel sink and drainer, stainless steel wash hand basin, central island with shelving and base units under a stainless steel worktop, space for dishwasher, space for 2 fridge/freezers, space for chest freezer, tiled flooring.

*   From Hallway, double door into: Sitting Room/Breakfast Room   7.44m x 5.36m Three windows to front, internal window to rear, door to rear, exposed beam, part exposed stone wall and chimney breast with open fireplace housing wood burning stove on a slate hearth, alcove seating, ornamental feature fireplace, radiator, exposed floorboards.

Rear Hallway   1.44m x 0.82m Skylight, tiled flooring.

Utility/Shower Room   2.56m x 2.53m Two skylights, fully tiled shower cubicle with electric shower, wash hand basin, extractor fan, space for 2 washing machines and a tumble dryer, electric panel heater, tiled flooring.

Door into: Store   1.15m x 5.08m Electric, concrete flooring.

*   From Rear Hallway door into: WC   1.53m x 1.66m Window to rear, ceiling downlights, skylight, tongue and groove to dado height, fully tiled walls, low level W.C., wash hand basin, electrical panel heater, tiled floor.

From Rear Hallway, door into: Rear Entrance/Utility/Boot Room   6.99m x 2.57m Door to side, window to rear, internal window into Sitting Room/Breakfast Room, Velux window, skylight, exposed beams, part tongue and groove ceiling, built-in high cupboard, exposed stone walls, 4 wall units, 6 base units under a granite effect worktop, tiled splashbacks, 1 1/4 ceramic sink and drainer.

Opening (understairs storage) with door leading into Kitchen. First Floor Landing   1.62m x 2.22m Window to rear, ceiling downlights, carpet.

Inner Landing   5.12m x 0.96m Internal window over landing, dado rail, cupboard housing hot water tank, radiator, carpet.

Office   3.29m x 3.24m Window to rear, open feature fireplace with tiled insert, copper hood, timber surround, slate hearth, radiator, exposed floorboards.

Bedroom 1   3.04m x 2.9m Window to front, radiator, carpet.

En-Suite Shower Room   2.03m x 1.44m Window to front, wet wall panelling, shower cubicle with mains shower, pedestal wash hand basin, mirror with shaver socket and light above, low level W.C.

(Saniflo), radiator, cushion flooring. Bedroom 2   3.82m x 2.84m Two windows to front, radiator, carpet.

En-Suite Shower Room   1.89m x 1.42m Wet wall panelling, ceiling downlights, shower cubicle with mains shower, pedestal wash hand basin with mirror, shaver socket and light above, extractor fan, low level W.C.

(Saniflo), cushion floor. WC   1.69m x 1.18m Window to rear, low level W.C, pedestal wash hand basin, radiator, exposed floorboards.

Bedroom 3   4.98m x 5.18m Window to front, window rear (with fire escape window), exposed stone walls, downlights, radiator, carpet.

En-Suite Shower Room   2.25m x 1.39m Window to rear, ceiling downlights, large shower cubicle with wet wall panelling and mains shower, low level W.C., pedestal wash hand basin, partly tiled walls, shaver socket and light, radiator, exposed floorboards.

*   From Landing, staircase leading to:- Second Floor Landing   3.42m x 0.75m Window to rear, internal window to Hallway, ceiling downlights, carpet.

Door into Owners Accommodation. OWNERS ACCOMMODATION   Hallway   4.91m x 1.05m Ceiling downlights, radiator, carpet.

Sitting Room   5.11m x 4.85m Two Velux windows to front, stable door to rear leading to fire escape, exposed beams and A frame, ceiling downlights, part exposed stone chimney breast with feature fireplace with tiled inset and hearth, timber surround, radiator, carpet.

Bedroom 4   4.7m x 3.05m Velux to front, under eaves storage, access to loft, radiator, carpet.

Bedroom 5   2.92m x 5.92m Velux to front and rear, exposed beams, ceiling down lights, exposed stone wall, radiator, carpet.

Bathroom   2.47m x 1.95m Velux to rear, corner bath with electric shower above, partly tiled walls, low level WC, pedestal wash hand basin, mirror with shaver socket and light, cushion flooring.

Outside   Located to the rear of the property, with secure double gates there is a car parking area for 4 vehicles, raised decking area, bike storage shed.

Fire escape leading from the upper floors to the rear of the property. Shed   4.85m x 2.38m Offering useful storage space, with power and electric.