35, Gwellyn Avenue, Kinmel Bay, Denbighshire, LL18 5HR

J Bradburne Price and Co are pleased to bring to the market 35 Gwellyn Avenue - a bespoke opportunity comprising a spacious detached four bedroom home, hardstanding yard with a range of adaptable outbuildings offering conversion potential (subject to the necessary consents) and a paddock extending to approximately 1.3 acres.

Situated in a popular residential area within the coastal resort town of Kinmel Bay, the property enjoys convenient access to local amenitites, schools and A55 North Wales Expressway providing excellent transport links across the North Wales coast to the North West.

The property which offers flexible spacious accommodation, including four double bedrooms and family bathroom to the first floor and two reception rooms, kitchen, utility, w.c.

and bedroom with ensuite to the ground floor.

While the property is well proportioned throughout, it now offers excellent potential for a scheme of modernisation, allowing a purchaser to update and personalise and place their own stamp on the home.

The inclusion of a ground floor bedroom with en-suite significantly broadens the property’s appeal, offering flexibility for multi-generational living or those seeking single level accommodation.

The substantial hardstanding yard features a practical ‘U’ shaped arrangement of buildings, currently providing excellent storage facilities, yet offering clear scope for change of use or redevelopment, subject to the appropriate permissions.

The adjoining paddock is of an ideal size for equestrian or small stock use – perfectly suited for a pony, hobby farming, or simply as additional amenity land.

In brief the accommodation comprises the following UPVC half glazed Front Door leads into: Reception Hall Welcoming reception hall with useful storage cupboard, carpet and radiator, stairs to first floor.

Kitchen Fitted with a comprehensive range of wall and base units with wood effect cupboard fronts and contrasting work surfaces.

Features include a composite one and a half bowl sink with mixer tap, integrated oven and gas hob, tiled splashbacks, carpet and radiator.

Utility Additional wall and base units, stainless steel sink and drainer with mixer tap, plumbing for dishwasher, tiled splashbacks and floor and UPVC glazed rear door.

Dining Room A bright reception space with patio doors opening onto the rear patio, ideal for entertaining, carpet and radiator.

Lounge A light and airy family room with an attractive bay window to the front elevation. Features a decorative fireplace with gas fire and marble effect surround and hearth, carpet and radiator. W.C.

Fitted with a low level flush w.c., wash hand basin, part tiled walls, radiator and carpet. Bedroom with en-suite A generous double bedroom with built in wardrobes, carpet and radiator.

En-suite- w.c., wash hand basin and corner shower cubicle, part tiled walls, carpet and radiator.

FIRST FLOOR Landing Doors leading off into: Bedroom Double with fitted wardrobes with mirrored doors, carpet and radiator Bedroom Double with fitted wardrobes, carpet and radiator.

Bedroom Double, carpet and radiator Bedroom Double, carpet and radiator Bathroom Well appointed suite comprising w.c., wash hand basin, panelled bath with shower over, part tiled walls and carpet.

Outside To the front of the property there is a gravelled driveway providing ample parking space and low maintenance paved garden area with raised border with mature shrubs.

To the rear immediately adjoining the property is a paved patio area.

Hardstanding Yard & Outbuildings To the rear of the property lies a substantial hardstanding yard, currently utilised for storage and practical use.

The outbuildings form a versatile ‘U’-shaped arrangement, offering: • Excellent storage facilities • Potential for conversion to workshops, home offices, hobby spaces, or ancillary accommodation (subject to consents) • Secure, private positioning behind the main residence This area is a significant asset for buyers seeking space for business use, vehicles, equipment, or redevelopment potential.

Paddock Beyond the yard lies a paddock extending to approximately 1.3 acres.

This land is ideally sized for a pony, small livestock, or hobby farming • Suitable as additional amenity land for recreation or gardening • A valuable extension to the property’s overall footprint The paddock enhances the appeal for equestrian buyers, smallholders, or those simply seeking extra outdoor space.

Services Mains Water Mains Drainage Gas Central Heating Mains Electric EPC Rating – ‘C’ Council Tax Band – Conwy Borough County Council - E Guide Price Offers in the region of £450,000 Right of Way A right of way exists across part of the yard in favour of Natural Resource Wales, who are responsible for maintaining the bank, which runs along the paddock boundary.

Directions – From Jct 25 of the a55 Expressway at the roundabout take the first exit onto Abergele Road, before taking the second right onto Ronaldsway.

Continue for approximately three quarters of a mile before taking a right onto Gwellyn Avenue.

Continue to the end of the road ignoring the left bend onto Holywell Crescent and the property is the last one on the left hand side.

GENERAL REMARKS & STIPULATIONS TENURE The property is sold freehold with vacant possession upon completion.

EASEMENTS, WAYLEAVES, PUBLIC & PRIVATE RIGHTS OF WAY The property is sold subject to and with the benefit of all public and private rights of way, light, drainage, cable, pylons or other easements, restrictions or obligations, whether or not the same are described in these particulars or contract of sale.

SALE PARTICULARS & PLANS The plans and schedule of land is based on the Ordnance Survey.

These particulars and plans are believed to be correct, but neither the vendor nor the agents shall be held liable for any error or mis-statement, fault or defect in the particulars and plans.

Neither shall such error, mis-statement, fault or defect annul the sale.

The purchasers will be deemed to have inspected the property and satisfied themselves as to the condition and circumstances thereof.

MONEY LAUNDERING The purchaser will be required to provide verification documents for identity and address purposes and will be notified of acceptable documents at point of sale.