Under Offer
Main Residence
    Bodowen Nr Barmouth LL42 1TF
    OIRO £1,350,000
    9 bedroom detached house for sale
    Bodowen is an outstanding, Grade II Listed, detached property, situated overlooking the Mawddach Estuary and enjoying breathtaking views across the estuary to the mountains beyond, including Cader Idris. The property benefits from land extending to approximately 10 acres and separate, self-contained accommodation in The Stables and The Coach House.

    There is an historic connection with the famous mountaineer and explorer, Major Harold William ('Bill') Tilman who lived in Bodowen for many years and wrote his books whilst sitting in the Library.

    The property is presented in excellent condition and the present owners have sympathetically restored and extended the property whilst retaining many period features, including mullioned windows, listed fireplaces and revealed timbers. Heating is by way of ground source heat pump and oil central heating, augmented by woodburning stoves.

    In addition to the main house, further accommodation is available in THE COACH HOUSE, a stone-built, detached, 2 bedroom cottage (not listed) and THE STABLES (not listed) which has an open plan Bed/Sitting Room, Kitchen and Separate Shower Room.

    Within the grounds is a substantial stone Ruin for which a pre-application letter of likely support by the planning authority, for redevelopment for holiday accommodation, has been issued. A structural engineer's report concludes that the ruin is structurally sound and amenable to redevelopment without the need for any demolition.

    Bodowen itself is arranged over three floors, with all the principal reception rooms enjoying estuary and mountain views. The Garden Room/Conservatory has doors leading out onto the terrace, again with magnificent views. There are 9 Bedrooms, four of which enjoy En-Suite facilities and a fifth has a wash basin. There is also a Sauna and Wet Room. A special feature of the property is the wraparound covered veranda.

    The property sits within extensive grounds which include beautifully maintained formal gardens and a large woodland area which connects the property to the famous Panorama walk.


    • Prestigious detached residence
    • Set beside the beautiful Mawddach Estuary
    • Unrivalled panoramic views
    • Two separate residential units
    • Mature and extensive grounds
    • Several outbuildings
    • Sauna and wet room
    • Ruin with development potential
    Reception Hallway
    w: 3.72m x l: 4.12m
    Entrance door. Listed Inglenook fireplace with wood burning stove installed. Mullioned windows to front. Radiator. Inset glass fronted display cupboard. Wall lights. Part Victorian tiled flooring.
    w: 3.45m x l: 4.22m
    Extensive book shelving. French doors to veranda. Glass fronted built-in cupboard. Two radiators.
    Living Room
    w: 5.37m x l: 5.6m
    Full height windows and French doors onto terrace overlooking estuary and mountains. Blinds. Fireplace with woodburning stove installed and window above into conservatory. Radiator. Television point. Oak flooring. Door through to Conservatory -
    Garden Room
    w: 4.49m x l: 4.83m
    This spacious addition to the property again has full height windows and doors leading onto the terrace and veranda and enjoys stunning views to the estuary and mountains. Two radiators. Oak flooring. Double doors lead into -
    Dining Room
    w: 3.99m x l: 4.92m
    Fireplace with woodburning stove installed. Two radiators. French doors onto the covered veranda.
    w: 3.45m x l: 4.39m
    From the reception hall door into the kitchen. Two windows and door to the front of the house. Range of base and drawer units with 'Corian' worktops and tiled splashbacks. 1 1/2 stainless steel sink and drainer. Integrated 'fridge. Central Island with inset 5 ring gas hob, integrated electric oven and grill, base cupboards and drawers. Inglenook fireplace with listed bread oven.
    Rayburn which is woodburning Wall cupboards some glass fronted for display purposes. .
    w: 2.5m x l: 2.4m
    This area has a dishwasher, 1 1/2 sink and drainer, plus a single sink and drainer, base cupboards under worktops.. Drinks 'fridge.
    Inner Hallway
    Radiator. Door to Cellar.
    Separate WC with low flush suite. Pedestal hand wash basin. Half tiled walls. Radiator.
    From the inner hall, steps lead down to a large cellar which provides useful storage and has direct access to the garden.
    Laundry Room
    Stairs from the kitchen up to the laundry room. Plumbing for washing machine. 'Merlin' central heating boiler. Linen cupboard. Radiator. Door and stairs up to -
    Radiator. Window.
    Panelled bath with shower over and tiled surround. Pedestal hand wash basin. Low flush WC. Ladder towel rail/heater. Non-slip flooring.
    This second conservatory looks onto the estuary and mountains beyond and has a door leading out to a paved terrace. Quarry tiled floor.
    Shower Room
    Double shower cubicle, pedestal hand wash basin, low flush WC. Velux rooflight.
    Sauna Room
    Sauna Room with Wet Room adjoining which has Rainfall shower head, tiled walls and flooring.
    From Hallway carpeted stairs up to first floor landing. Radiator.
    Master Bedroom
    w: 3.95m x l: 5.5m
    Double Room. Window to estuary with window seat and window to side with garden views. Built-in full height wardrobes. Radiator. Carpet.
    En-Suite Shower Room
    Corner shower cubicle with shower over. Hand basin in unit, tiled splashback. Low flush WC. Heated towel rail.
    Bedroom 2
    w: 3.25m x l: 3.75m
    Twin bed. Window with garden views. Full height built-in wardrobes. Radiator. Carpet.
    En-Suite Shower Room
    Fully tiled corner shower cubicle, wash hand basin, low flush WC.
    Bedroom 3
    w: 3.27m x l: 4.78m
    Twin bed. Mullioned window. Radiator. Carpet.
    Low flush WC, hand wash basin with tiled surround.
    Bedroom 4
    w: 3.49m x l: 4.68m
    Double room. Window with garden views. Radiator. Carpet.
    En-Suite Shower Room
    Shower cubicle, pedestal hand wash basin, low flush WC.
    Bedroom 5
    w: 3.73m x l: 3.48m
    (Currently used as office and sewing room)
    Good views from two windows. Pedestal wash hand basin. Radiator. Carpet.
    Inner Landing
    Door from this Landing leads into second small Conservatory and on to Laundry Room, Bathroom, Shower Room, Sauna and Wet Room.
    Stairs lead up to second floor landing providing access to the Attic Bedrooms.
    Bedroom 6
    w: 3.18m x l: 4.18m
    Window to the estuary. Radiator. Under eaves storage. sloping ceiling.
    Bedroom 7
    w: 3.26m x l: 4.17m
    Window with garden views. Under eaves storage. Radiator. Carpet.
    Bedroom 8
    w: 3.38m x l: 4.22m
    Double aspect windows. Radiator. Exposed timbers. Under eaves storage. Sloping ceiling.
    Bedroom 9
    w: 3.51m x l: 3.62m
    Window with garden views. Radiator. Under eaves storage. Carpet.
    This stone-built 2 bedroom cottage has central heating provided by ground source heat pump with radiators to the kitchen and bathroom. The cottage comprises:
    w: 2.12m x l: 2.47m
    Fitted base units with worktops over, integrated electric oven, stainless steel sink and drainer. Wall cupboards.
    Living Room/Dining Room
    w: 3.33m x l: 4.66m
    Double window aspect with full height windows giving estuary and mountain views. Television point and WIfi/Telephone. Carpet.
    and Storage area.
    Bedroom 1
    w: 2.18m x l: 3.83m
    Double room. Window. Carpet. Electric panel heater.
    Bedroom 2
    w: 2.61m x l: 2.87m
    Twin bed room. Carpet.
    Panelled bath with shower over. Tiled surround. Pedestal hand wash basin. Low flush WC.
    This property has an open plan Bed/Sitting Room with a separate Kitchen and Shower Room. It benefits from undefloor heating by ground source heat pump.
    The property is approach from a layby adjacent to the main road via a gated drive and in addition there is a rear gated drive into the woodland.
    There is ample parking around the main residence and adjacent to The Stables is a Double Garage with courtyard in front. There are further outbuildings around the house and The Stables including an outside WC.

    Outside the kitchen, slate steps lead to a listed store room that contains the water purifying system.

    To the front of the property there is a wonderful lawn with magnificent views of the estuary and mountains. A path leads to a summerhouse.

    The grounds include further terraced lawns and a croquet lawn, terraced gardens, a greenhouse and numerous seating areas.

    The grounds include extensive mature woodlands which extend to the rear of the property and connect it to a footpath which leads to the Panorama Walk and on to Barmouth. Within the woodlands there are two further sheds for wood cutting and storage.

    Within the grounds is a Stone Ruin, previously described, which has vehicle access from the rear gate

    The grounds extend to about 10 acres (to be confirmed).
    Mains electricity, Borehole water supply – checked annually for purity and mineral composition by Gwynedd council. Septic tank drainage. The septic tank is fully registered and accepted as satisfactory by the Environment Agency.

    Across the property, heating is a mixture of ground source heat pump, oil central heating and woodburning stoves.
    - All the wooden shutters to the inside of windows are in
    working order.
    - Within the constraints of the listing requirements, there is a high level of insulation across all the residential buildings.
    - There has been extensive re-roofing of both pitched and flat roofs allowing the highest level of insulation to be incorporated.
    - Kitchen, Library, Dining room, garden room/ conservatory lounge and Stables, all have under floor insulation.
    - The Coach House and Stables are fully double glazed.
    - The Main House is double glazed with the exception of; The entrance hall, kitchen utility and cloakroom areas, dining room library and Bedroom 3.
    - The main house has an air exchange and heat recovery system installed and hot air ducting from warm to cool parts of the house.
    Reference: RS0281
    Branch: Barmouth
    Whilst every effort is made to ensure the accuracy of these details, it should be noted that the measurements are approximate only. Floorplans are for representation purposes only and prepared according to the RICS Code of Measuring Practice by our floorplan provider. Therefore, the layout of doors, windows and rooms are approximate and should be regarded as such by any prospective purchaser. Any internal photographs are intended as a guide only and it should not be assumed that any of the furniture/fittings are included in any sale. Where shown, details of lease, ground rent and service charge are provided by the vendor and their accuracy cannot be guaranteed, as the information may not have been verified and further checks should be made either through your solicitor/conveyance. Where appliances, including central heating, are mentioned, it cannot be assumed that they are in working order, as they have not been tested. Please also note that wiring, plumbing and drains have not been checked.
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