Summary - BRYN BANON TY COETS, BALA, LLANFOR LL23 7DP
3 bed 3 bath Detached
Spacious rural home with large grounds, outbuildings and extension potential.
Huge private plot of about two acres with woodland and terraces
Three bedrooms; two bedrooms have ensuite shower rooms
Converted 2019 with modern fixtures; character stone walls remain
Air-source heat pump heating; electric primary fuel
Large timber garage/workshop, double carport and multiple outbuildings
Shared septic tank with neighbour; private drainage responsibility
EPC rating G; stone walls assumed uninsulated — further insulation likely needed
Remote village location with limited services; right of way across back drive
Set in a private wooded setting just outside Bala, this detached coach house fusion combines period stone character with a 2019 conversion and later additions. The main house offers generous living space across about 1,686 sq ft, three bedrooms (two with en-suite shower rooms) and an open-plan sitting/dining area that opens to terraces and lawned garden. Ample parking, a large timber garage/workshop, double carport and multiple outbuildings give practical scope for hobby or small-scale equestrian use.
The property sits on a very large plot of about two acres with woodland, terraces and outdoor entertaining spaces — a rare package for buyers seeking privacy and countryside views. Heating is via an air-source heat pump with radiators; Starlink broadband and excellent mobile signal provide modern connectivity despite the remote location. There is clear potential to extend living accommodation into the adjacent outbuildings, subject to planning, for more bedrooms or leisure space.
Buyers should note a few material considerations. The stone walls are assumed to have no cavity insulation and the Energy Performance Certificate is rated G, so further insulation work may be needed to improve running costs and comfort. Drainage is by a shared private septic tank with one neighbour, and there is an existing right of way across the back drive. The wider area is rural and remote with limited local services, which suits buyers prioritising seclusion but may be less convenient for everyday commuting.
Overall this is a characterful rural home for buyers wanting substantial grounds, on-site outbuildings and scope to adapt or extend, balanced by the cost and work associated with improving energy performance and managing private drainage.
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