Abercelyn Country House Llanycil, Bala, Gwynedd, North Wales Snowdonia National Park, North Wales. Bala ½ mile, Wrexham 36 miles, Chester 47 miles

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1 Abercelyn Country House Llanycil, Bala, Gwynedd, North Wales Snowdonia National Park, North Wales Bala ½ mile, Wrexham 36 miles, Chester 47 miles Price: 775,000 (freehold) including fixtures & fittings, as outlined below Key features: Award winning, 5-Star, B&B and self-catering business with an outstanding home. Grade II-listed, Georgian, former rectory, country house (6 bedrooms, 5 bath/shower rooms) Three traditional self-catering cottages (5-Star & 4-Star) Near Lake Bala in the Snowdonia National Park Landscaped mature gardens of 1½ acres Pasture-land of around 4½ acres with possible equestrian use or development subject to the relevant permission Set in a location rich with wildlife The business has been built up over 14 years. Location On the A494 Bala to Dolgellau road, approx. ½ mile from Bala, in the Snowdonia National Park. Overview An immaculately presented Country House which has been sympathetically renovated and upgraded by the present owners to provide 5-Star, Gold Award accommodation of the highest standard with three spacious en-suite guest rooms, owners accommodation (3 bedrooms, 2 bath/shower-rooms) and three traditional holiday cottages (4/5-Star) accommodating 3, 4, 6 all bedrooms en-suite apart from one which has an adjacent shower-room. Websites (Video, Virtual Tours, Picture Galleries): Business specific information: B&B: Cottages: The Business The business has been built up over 14 years by the present owners who are now retiring. The business has the benefit of: Significant investment to renovate and upgrade facilities Established customer base with around 30% (B&B) & 24% (self-catering) repeat or recommended bookings Established business reputation with many awards Comprehensive guest information, e.g. things to do, walks, etc. Comprehensive websites, virtual tours, on-line booking system and forward bookings (subject to direct agreement). The quality of the business is exemplified by the Gold Award, exceptional TripAdvisor reviews (Hall of Fame award), and Michelin Guide recognition. There is scope for increased business, e.g. extending the season, by providing evening meals & drinks or use of the ground floor bedroom. The previous owner s had plans prepared to extend the main house above the single-storey section to the rear of the main house.

2 There is also the possibility of using the pastureland for additional business subject to relevant planning permission. The business is run in a sustainable way, e.g. Reduced running costs with insulation, modern controls, etc. Produce from organic garden and free range hens. Own firewood and log burner stove. Flexible use The property is flexible and may be utilised in different ways, subject to the relevant permission, e.g. a large family home (6 bedrooms, 5 bath/shower-rooms) with three selfcatering cottages currently used as a family home (3 bedrooms, 2 bath/shower-rooms) with three guest rooms all en-suite and three self-catering cottages the ground floor bedroom has a private shower-room and direct level access - potential for additional guest room or for a family member previous plans show an extension onto the single-storey rear part providing 2 further bedrooms development of the adjacent pasture land with views of the lake Abercelyn Country House is ideal for B&B use: Private and guest lounges both with marble fireplaces The house can mostly be separated into private and guest parts Serving hatch, cutlery draw & crockery cupboard accessible from the dining room and kitchen Spacious kitchen and separate utility room Cellar with lighting & power Office with super-fast broadband, WiFi in all the cottages Included in the sale are: Abercelyn Country House: o all carpets & floor covering o all curtains & blinds o guest bedrooms: full contents o hall & guest lounge: contents apart from a small number of items o kitchen & utility room: appliances and fixtures o dining room: French farmhouse table, crockery & cutlery Abercelyn Cottages (Poor House, Tithe Barn 1 & 2): full contents External: o Garage with power & lighting o Greenhouse o Wooden shed with power & lighting used as a bike store & tool store o Wooden shed used for garden equipment o Parking areas o External lighting Financial Profile Turnover: 2013/14: 70,945 Tenure: Freehold Trading: February to November (B&B)

3 The area and attractions Abercelyn is situated in an idyllic, rural setting, rich with wildlife, overlooking Bala Lake. A short walk, along the lake, to the market town of Bala with Leisure Centre, traditional butchers, shops, banks, PO, restaurants etc. The area is a popular choice for visitors to Snowdonia. It is easily accessible from major conurbations with good road connections via the A5 to the national motorway network as well as rail connections to Wrexham and a national bus service to Llangollen. A local bus services links Bala to Llangollen, Wrexham and Barmouth, on the coast. There are many tourist attractions in the area including: beaches, castles, stately homes, gardens, railways, mines and other popular attractions. The area around Bala is ideal for outdoor activities attracting visitors, throughout the year. There are walks directly from Abercelyn and in the three mountain ranges around Lake Bala, the largest natural lake in Wales, where there is canoeing and sailing. The National Whitewater Centre nearby attracts many visitors. Mountain biking is available at four dedicated centres a short drive away. There are many other activities nearby such as: golf, fishing and 4x4 driving. The area hosts several events per year when there is a high demand for accommodation this includes: two triathlons, a cycling event and a walking event. Major events include the International Eisteddfod held annually at Llangollen and the annual County Show. Abercelyn Country House Accommodation Summary: VisitWales, 5-Star, Gold Award, guest accommodation Built 1729, Georgian, Grade II-listed, former rectory, 20 th C extensions Guest accommodation: 3 bedrooms (double/twin) all en-suite (all with power showers, 2 with whirlpool bath) Guests Lounge (Drawing Room) Dining room Private accommodation: 3 Bedrooms, 2 doubles, 1 single Family Bathroom (power shower & whirlpool bath) Shower room (electric shower) Private Lounge with multi-fuel stove Study/office Kitchen Utility room Drying room (boiler) Full central heating (oil) The stone built house retains many Georgian original features including: marble fireplaces, staircase, window seats, pine flooring, sash windows and shutters. The house is extremely versatile and could alternatively be a spacious 6-bedroomed family home with the benefit of income from the three holiday cottages. The ground floor bedroom with adjacent shower-room could be used as a further guest bedroom or as a granny annexe, if required. Abercelyn Poor House and the Tithe Barn are three self-catering cottages set in the gardens of Abercelyn Country House. The traditional cottages have been carefully restored to provide comfortable accommodation, while retaining their period

4 character including stone walls and beams. Each cottage has central heating (oil) and is equipped with dishwasher, washing machine, flat-screen TV, etc. Abercelyn Poor House VisitWales: 4-Star self-catering Built 1774, Former Poor House, converted circa 1993 Accommodates: 6 Bedrooms: 1 double, 2 twins Bathrooms: 3 (2 en-suite) Lounge/dining area/kitchen (fully fitted) The living/dining area floor is pine boards. Walls are stone with natural finish. Abercelyn Tithe Barn 2 VisitWales: 5-Star self-catering Grade II listed, 18 th century, former Tithe Barn, converted 2006 Accommodates: 4 Bedrooms: 1 double, 1 twin Bathrooms: 2 (all en-suite, 1 with whirlpool bath) Lounge Dining area/kitchen (fully fitted) The living area floor is solid oak boards. Walls are stone with natural finish. Abercelyn Tithe Barn 1 VisitWales: 5-Star self-catering, converted 2006 Grade II listed, 18th century, former Tithe Barn Accommodates: 3 Bedrooms: 1 double, 1 single Bathrooms: 2 (all en-suite, 1 with whirlpool bath) Lounge Dining area with galleried landing above Kitchen (fully fitted) The ground floor covering is of slate. Walls are stone either lime-wash or natural finish. The garden, outbuildings & pasture-land Grounds of approx 1½ acres of mature, landscaped gardens with: Garage (5m x 6.5m) with power & lighting, plus external overhang (5m x 1.5m) used as a log store Bike store/tool store with power & lighting (8 x 12 foot) Bike wash area with water supply Kitchen garden with raised beds, fruit trees & bushes Garden shed (8 x 6 foot) Greenhouse (8 x 10 foot) Stone building (2.5m x 2.5m) former privy now used as a wood store 3 parking areas External lighting Oil tank Pasture-land of around 4½ acres, adjacent to the property, with a clump of mature oak trees and views of the lake. Possible equestrian use or development, subject to the relevant approval.

5 Services: Mains electricity Mains water Septic tanks for house & cottages Oil fired central heating (separate boilers for house & each cottage) Telephone with broadband Sky dish & cabling to 2 rooms Terrestrial TV antenna and cabling to 5 rooms External lighting Questions: please contact the owners: Lindsay & Ray Hind on +44(0)

6 Outgoings: Local Authority: Gwynedd Council, Dolgellau, Tel: Council Tax: Band E, payable 2013/14: Non domestic Rates: Rateable Value 6700, payable 2013/14: (includes Small Business Rate Relief of ) Welsh Water charges payable 2013/14: Sale condition and related information By virtue of a claw-back clause in the contract, the vendors will reserve a percentage of any uplift in value arising on the granting of a residential or commercial planning permission to develop any of the land belonging to the property. Planning permission for the Cottages states, inter alia, that they shall only be used for short term holiday lets and cannot be occupied for 12 continuous months in any one year. Directions From Bala travel south on the A494 towards Dolgellau, for approx. ½ mile, Abercelyn is on the right (2 entrances). SATNAV: LL23 7YF.

SAWMILL COTTAGE Hawkshead, Ambleside, Cumbria LA22 0PL

SAWMILL COTTAGE Hawkshead, Ambleside, Cumbria LA22 0PL Stunningly refurbished period house in the heart of the National Park presented to an extremely high standard. Currently used and let as a Holiday