Ref: LCAA8190 £425,000

Jane’s Patch, Tresillian, , , TR2 4BN FREEHOLD

A beautifully presented detached 3 bedroom bungalow, set in an elevated position in the sought after riverside village of Tresillian, enjoying dramatic, panoramic views out over the river valley, surrounding countryside and glimpses of the river below. Driveway parking for 3/4 vehicles, garage and a superbly planted, mature garden of approximately ⅓ of an acre. 2 Ref: LCAA8190

SUMMARY OF ACCOMMODATION

Entrance hall, sitting room, kitchen/dining room, master bedroom with en-suite shower room and dressing room/study, 2 further bedrooms, family bathroom.

Outside: off-street parking for 3-4 vehicles, large detached garage, sunroom. Broad decked veranda in front of the property with glorious views over the countryside and undercover alfresco dining area with purpose built barbecue, timber garden shed and adjacent covered sitting area, vegetable garden and large lawned garden below with well planted flower and shrub bed borders.

In all, the plot extends to approximately ⅓ of an acre.

DESCRIPTION

Beautifully tucked away in a quiet back water in this sought after riverside village close to Truro, a beautifully presented, well modernised, detached three bedroom bungalow (one en- suite) with a refitted kitchen and modern integrated appliances, large open-plan dining and sitting areas with glorious views over the valley and Tregothnan Estate (belonging to Lord Falmouth). A 3 Ref: LCAA8190 lower ground floor studio/occasional bedroom 4, a well fitted en-suite shower room and a family bathroom. There is a utility room off the kitchen/dining room. There is plenty of parking for 2 to 3 vehicles on the driveway and one beside the large detached garage with a hard landscaped front garden and strategic planting. To the rear is a vegetable garden, a long sunroom adjacent to the garage, separate timber garden shed with covered sitting area and a large decked veranda adjacent to the bungalow providing fantastic views out over the river valley. Below the bungalow is a fairly level lawned garden with beautifully planted flower and shrub bed borders and close boarded fenced boundaries providing good privacy.

LOCATION

Tresillian is a sizable village community about 2 to 3 miles east of Truro and has a good range of local facilities including a post office/service station and a general store all within a short walk of the property. Regular bus services pass through the village linking to Truro and as well as much of the surrounding area. The cathedral city of Truro is Cornwall’s capital and has the widest range of shopping, commercial and professional facilities in the county, as well as the main hospital, private schooling, sports and social clubs and a railway station on the main line to London Paddington.

There are lovely countryside walks a short distance from the property which immediately lead out into quiet lanes and at the other end of the village is one of the area’s most picturesque paths alongside of the Tresillian River to St Clement and beyond to Malpas. The unspoilt Roseland Peninsula is to the south with beautiful beaches along its English Channel coastline only broken by towering headlands. The sailing waters of the Carrick Roads can either be accessed from the Roseland or at Feock, Mylor and Falmouth on the western shore. To the north are the surfing beaches around Perranporth and and simple access can be gained throughout the county either along the A390 which passes through Tresillian or via the A30 which is only a few miles to the north. 4 Ref: LCAA8190

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

UPVC part glazed panelled front door with adjacent opaque glazed screens and outside courtesy light to, door opening onto:-

ENTRANCE HALL. Wood effect flooring, radiator, loft hatch access. BT point. Wall mounted thermostatic control for the central heating. Doors off to:-

SITTING ROOM – 18’5” x 11’4”. A lovely dual aspect room with double glazed sliding patio doors on two sides opening onto a wrap around timber deck and providing panoramic views over the surrounding countryside with glimpses of the Tresillian River below. Wood effect flooring, coal effect gas fire with tiled hearth, coved ceiling. Two vertical radiators with thermostatic control.

KITCHEN / DINING ROOM – 26’ overall .

5 Ref: LCAA8190 KITCHEN AREA – 17’5” x 9’7”. The kitchen is well fitted with a modern range of light wood fronted cabinets comprising a comprehensive range of base level cupboards and drawers with further matching wall cupboards and surrounding black granite effect roll edged laminated worktop surfaces with tiled wall surrounds. Inset 1½ bowl stainless steel sink unit with mixer tap. A range of integrated appliances including a five ring Neff gas hob with illuminating filter hood above, Neff double oven/grill, integrated Miele dishwasher, wood effect flooring throughout, coved ceiling with inset downlighters, ample room for upright fridge freezer, double glazed window to the front. One of the cupboards conceals a wall mounted Worcester mains gas fired combination boiler to supply domestic hot water and central heating.

DINING AREA – 15’8” x 8’3”. Dual aspect with a double glazed door opening onto the rear garden and a double glazed window to the front. Wood effect flooring throughout, vertical radiator with thermostatic control, coved ceiling with inset downlighters, television aerial point.

6 Ref: LCAA8190 Off the kitchen is a:-

UTILITY ROOM / CLOAKROOM. White low level wc with concealed cistern, wall mounted wash hand basin, fully tiled walls, one run of black granite effect roll edged worktop surface with tiled wall surrounds and space for tumble dryer and washing machine below. Double glazed window overlooking countryside.

BEDROOM 1 – 15’ x 14’3”. A delightful dual aspect room with double glazed doors with a Juliet balcony, providing fantastic views over the surrounding valley and down across the Tresillian River. Further double glazed window to the side providing countryside views, wood effect flooring throughout, radiator with thermostatic control, coved ceiling, two wall light points. Doors off to:-

EN-SUITE SHOWER ROOM. White suite comprising a large, fully tiled shower cubicle with fitted shower unit, low level wc with concealed cistern, bidet, wash hand basin set in a vanity surround with cupboards and drawers below and to the side with toiletry shelving on either side. Fully tiled walls, exposed wooden flooring, opaque double glazed window, chromium ladder radiator/towel rail.

EN-SUITE DRESSING ROOM / STUDY – 6’4” x 5’9”. Double glazed window to the front, exposed wood flooring, radiator with thermostatic control, coved ceiling.

BEDROOM 2 – 13’2” x 11’4”. Large double glazed picture window providing fantastic views out over a river valley and the Tresillian River, radiator with thermostatic control.

7 Ref: LCAA8190 BEDROOM 3 – 9’8” x 6’5”. Double glazed window to the front, radiator with thermostatic control, coved ceiling.

FAMILY BATHROOM. White suite comprising a panel enclosed bath with tiled toiletry shelf at one end and tiled wall surrounds with fitted Triton shower above, pedestal wash hand basin, low level wc, vinyl flooring, part tiled walls, chromium ladder radiator/towel rail, opaque glazed window, electric shaver point.

OUTSIDE

Jane’s Patch is approached from the road via a brick pavioured and tarmaced driveway which provides off-road parking. There is a neatly manicured enclosed garden with low walls around it and inset shrubs/plants with gravelled surrounds. A brick pavioured driveway approaches the front door with concreted path and steps down the front of the property with an outside tap and one end. The electricity meter box is on the front wall of the property.

The driveway provides access to the DETACHED GARAGE – 27’8” x 13’6”. Double glazed window to one side providing natural light to the interior, electric light and power points, twin wooden doors to the front and an outside freshwater tap. Steps beside the garage descend to an ornate wrought iron gate which opens onto the rear garden.

Attached to one side of the garage is the SUNROOM – 27’ x 8’. A large double glazed picture window and a pair of double glazed doors to the front provide lovely views out over the surrounding countryside and open onto the gardens, vinyl flooring, raised flowerbed on one side, polycarbonate roofing with ceiling fan and uPVC entrance door.

The remainder of the gardens comprise a lovely paved and gravelled sitting area adjacent to the sitting room and dining room with a covered alfresco dining area and raised timber decked balcony running along the front of the property with glazed safety panels topped by wooden handrails. There is outside lighting along the back of the property and steps descending from the balcony to the gardens below where there is a double glazed uPVC door opening onto:- 8 Ref: LCAA8190

THE STUDIO – 15’3” x 14’. A useful addition to the accommodation potentially offering overflow sleeping accommodation but currently used as a games room/studio with built-in display cabinet and cupboards and a large useful ‘under croft’ storage area concealed by a curtain at the back. Radiator with thermostatic control, coved ceiling, electric light and power points, wall mounted electric radiator, wood effect flooring and a double glazed door overlooking the garden.

The lower garden comprises a broad area of lawn with well stocked, beautifully landscaped flower and shrub bed borders on all sides and raised rockery bed below the balcony. To one side by the sunroom is a vegetable garden with further terraces of flowerbed gardens below, all well stocked.

Steps from the alfresco dining area descend to a TIMBER GARDEN SHED (with power and light). with further covered sitting area and adjacent lawn providing fantastic views down over the Tresillian Valley, river and countryside.

In all the grounds extend to approximately ⅓ of an acre.

9 Ref: LCAA8190 GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: [email protected].

POST CODE – TR2 4BN.

SERVICES – Mains water, mains gas, mains electric, private drainage. We understand from our client that they have fibre optic broadband to the property. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Truro follow the A390 towards St Austell, proceed down into the village of Tresillian, go past Manor Cottage on the left hand side and just before getting to the Audi garage on the right, turn left up a lane with a house called Yonder View on your right hand side. Proceed up the lane, around a left hand bend then enter a section of the lane which is tarmaced and Jane’s Patch is the first property you come to on the left.

AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

10 Ref: LCAA8190 Not to scale – for identification purposes only.

11 Ref: LCAA8190