Rose Farm, Old Coach Road, Roche, , , PL26 8LJ

A most versatile and diverse residential small-holding

A30(T) ½ mile 5 miles 15 miles

• 3 Bedroom Farmhouse • 1 Bedroom Detached Annexe • Formal & Natural Gardens • 2 Mobile Home/Caravan Hard-standings • Income Potential • Numerous Outbuildings • 2 Paddocks • Total c.5.30 Acres

Guide price £560,000

01872 264488 | [email protected]

Cornwall | Devon | Somerset | Dorset | London stags.co.uk Rose Farm, Old Coach Road, Roche, St Austell, Cornwall, PL26 8LJ

SITUATION On the ground floor is a front Conservatory with Hall and Rose Farm is situated on the edge of the rural hamlet of Inner Hallway off. There is a good sized Kitchen and Colbiggan in a countryside position only about half a mile Breakfast Room which includes a Beko electric oven and from a junction onto the A30(T) at Victoria Interchange. spaces for dishwasher and refridgerator/ freezer. There is The nearest village is Lanivet about 2 miles to the east separate Living Room with open fireplace and timber with it's public house. The old county town of Bodmin is surround. Off the rear Hall is a Utility Room, Shower about five miles to the east and there is a station at Room and Rear Enclosed Porch. Bodmin Parkway on the London Paddington line a few miles to the south. FIRST FLOOR On the first floor is a Landing with Airing Cupboard and DESCRIPTION doors off to 3 Double Bedrooms - one with En Suite - The approach to Rose Farm is over an attractive entrance and a good Family Bathroom with three piece suite. driveway which winds through the front gardens and grounds leading to extensive car parking and turning THE GARDENS areas adjacent to the house and garage. In recent times, To the front of the house are well-presented formal the current vendor has run the house as a Bed and gardens with areas of rockery and lawn and a variety of Breakfast - www.rosefarmholidays.co.uk shrubs and flowering plants. To the rear are extensive similar formal gardens with larger areas of lawn The house stands in a south-facing position overlooking interspersed with various shrubs and which runs into a its formal front gardens and presents accommodation more natural garden where there are numerous over two storeys described in more detail as follows:- deciduous standards and a sizeable pond. ACCOMMODATION THE ANNEXE (With approximate room measurements shown on floor Converted from a former dairy parlour, the annexe plan) presents a delightful self-contained unit suitable for generating a letting income or overflow accommodation GROUND FLOOR to the house. The annexe has been upgraded and improved in recent months.

Rose Farm, Old Coach Road, Roche, St Austell, Cornwall, PL26 8LJ

The accommodation comprises an Open-plan Kitchen, 11'8 x 9'9. Living and Bedroom with corner kitchenette area including a range of units with sink and hot water heater THE LAND (no cooker). Door to Shower Room with walk in fully tiled There are two pasture fields with Rose Farm with well- shower, pedestal washbasin, wc and wall mounted established boundaries. From the land there is direct contemporary electric heater. access to the neighbouring Retire Common which is a Site of Special Scientific Interest over which the owners of THE MOBILE HOME/CARAVAN PADS Rose Farm have some commoner rights. In total, Rose There are two hard standing areas which have been Farm extends to about 5.30 Acres (2.14 hectares). previously used for mobile homes - one with a connection point to the private drainage system, the VIEWING other with its' own drainage. Strictly and only by prior appointment with Stags' Truro office on 01872 264488. THE GARAGE/WORKSHOP A detached rendered and tiled single Garage/Workshop DIRECTIONS about 18'2 x 9'3 with concrete floor, side window, From the A30(T), exit at Victoria Interchange and proceed power, electricity and up and over doors. Adjoining is a northwards towards Ruthernbridge. Ignore the first Lean-to aluminium framed Greenhouse about 8' x 4'2 turning to the left after a short distance towards and second car port Lean-to about 17'6 x 11'5. Ruthernbridge, and after about a further 300 yards, turn left towards Tremore (also sigposted Ruthernbridge). OTHER BUILDINGS Pass the bungalow and buildings on the left-hand side Block Garden/Tool Shed about 8' x 6'. and after about a further 200 yards the entrance to Rose Farm will be seen on the left. Adjacent to the two fields, a block and galvanised iron Field Shelter/Hay Store divided into two. SERVICES Mains electricity connected. Private drainage system. A fine and useful timber Livestock Building/Stabling with Private well water supply. Double-glazed. LPG fired two Stables each about 11'8 x 11'8 with concrete floors central heating. TV & telephone points. and and adjoining covered open Hay/Fodder Store about Rose Farm, Old Coach Road, Roche, St Austell, Cornwall, PL26 8LJ

Stags Estate Agents, 61 Lemon Street, Truro, Cornwall, TR1 2PE 01872 264488 [email protected]

@StagsProperty

These particulars are a guide only and should not be relied upon for any purpose. stags.co.uk