Ref: LCAA1820

Ref: LCAA6649 £925,000 Higher Tregawne, Withiel, Bodmin, Cornwall FREEHOLD An extensive and impressively proportioned detached period farmhouse with an integral 1 bedroom annexe plus two 2 bedroomed holiday cottages and various outbuildings, facing south over 2.2 acres of grounds to miles of countryside beyond. A magnificent home which would benefit from a little updating, with an active income stream and further potential in an extremely beautiful and untouched area of Cornwall just to the south of Wadebridge and the Camel Estuary, yet only 30 minutes’ drive from Truro. 2 Ref: LCAA6649 SUMMARY OF ACCOMMODATION Ground Floor: reception room, farmhouse kitchen/dining/living room, drawing room, conservatory, dining room, sitting room, wc, utility. First Floor: master bedroom suite with dressing room and bathroom, 2 further bedrooms, nursery, bathroom. Integral 1 bedroom annexe including kitchen/living room, bedroom and bathroom. Large attic room with fixed ladder. Grooms Cottage: hall, 2 bedrooms, shower room. Open-plan first floor kitchen/living room with sit out balcony. Front and rear courtyards. Keepers Cottage: hall, 2 bedrooms, shower room. Open-plan first floor kitchen/living room with sit out balcony. Front courtyard. Outbuildings: stone faced and slate roofed modern garaging/kennels. 60’ x 55’ approx. concrete framed agricultural barn. Grounds: extremely long and beautiful driveway plus generous parking. Large tree lined lawned gardens and pond. In all, about 2.2 acres. 3 Ref: LCAA6649 DESCRIPTION Higher Tregawne is a handsome and impressive detached farmhouse which has evidently been extended to provide extensive accommodation of around 3,200sq.ft. The house stands proudly at the head of its about 2.2 acres of gardens with a south easterly outlook over them, its own pond and then on over many miles of untouched rolling countryside. The house has many period features including huge slate flags, beamed ceilings, fireplaces and sash windows. The house is approached under an attractive portico and then through an excellent reception room before entering the very large open-plan kitchen/dining/living room in the heart of the house with a triple aspect, Aga, fireplace and generous space for living. Beyond this is an impressive drawing room and conservatory overlooking the grounds. In a wing to the rear is a formal dining room, utility, sitting room or study and a large ground floor wc. The first floor accommodation can be used in differing ways but is currently arranged with a one bedroomed annexe to the rear which can be closed off and has its own external access. The remaining space provides a master bedroom suite with dressing room and bathroom, two further bedrooms with far reaching views, a bathroom and a nursery with a fixed ladder then leading up to a very large loft room with a dormer window. The adaptable accommodation could provide 6 or more bedrooms and would benefit from updating to really make the most of this fabulous house. In addition, there are a pair of two bedroomed holiday cottages that are nicely separated from the house. These were only created in 2011 and are presented to a high standard with reverse level accommodation and large sit out balconies taking in the outlook. Between the cottages and the house is a modern stone faced and slate roofed garaging outbuilding that appears to have very good potential for conversion into a further holiday letting cottage, subject to all necessary consents. Part of this building has been divided into kennels and a dog exercise area with dog shower are also under construction to target this untapped and lucrative part of the holiday letting market. To the rear of the cottages is a 60’ x 55’ approx. concrete framed agricultural barn that has many potential uses. 4 Ref: LCAA6649 All of this is approached over a wonderful long driveway over which there are no rights of way for anybody else and this curves through the open lawned grounds before arriving at generous parking. On the south eastern boundary is a large naturally fed wildlife pond and the lawns extend around the western side of the house and to its rear. Although enjoying great privacy the house is not isolated as there are farm buildings and a bungalow nearby. This is an ideal opportunity for those searching for an impressive country home with income and further potential. LOCATION Higher Tregawne stands in an elevated position with views over the Ruthern Valley and the lightly populated undulating countryside beyond. This part of Cornwall is little touched and little known although amazingly it is very easy to reach Bodmin, Wadebridge, the Camel Estuary and both the A39 and A30 main roads. Close to the house are Forestry Commission woodlands and paths including the Saint’s Way walk from Padstow to Fowey. A few miles to the north is the picturesque Camel Estuary stretching from Wadebridge to the sea between Padstow and Rock. Its sheltered waters are ideal for kayaking, swimming and water skiing with sailing being popular around the upmarket holiday resort of Rock. The surrounding coastline is famed for its surfing beaches and there are golf courses at Rock, Trevone and Lanhydrock. There is an excellent array of local shops, national retailers and out of town supermarkets at both Bodmin and Wadebridge which are both only about 10 minutes’ drive away. Wadebridge is particularly pretty as it spans the Camel River and has a cinema, various restaurants and there are sports centres at both Wadebridge and Bodmin. There are high quality restaurants along the north coast including those owned by Jamie Oliver and Rick Stein. It is only ½ an hour’s drive along the A30 to Truro, Cornwall’s capital city, where one will find the largest array of shopping and professional services in Cornwall as well as the main hospital. A few miles away is Bodmin Parkway railway station which is on the main Penzance to Paddington line and only a few miles to the north is Newquay Airport which has regular flights to London as well as other internal and international destinations. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) A slate walkway to the front leads to an elegant porch with double doors opening to a small lobby and further glazed double doors to:- 5 Ref: LCAA6649 RECEPTION ROOM – 13’3” x 10’6”. Sash window to the front, slate flagged floor, painted beamed and boarded ceiling, staircase to the first floor, recessed open fireplace with granite lintel and recessed cupboards to either side. Glazed door to:- OPEN-PLAN KITCHEN / DINING / LIVING ROOM – 25’4” x 24’7” reducing to 9’6” (T-shaped). Probably two or more rooms that have been opened up to create a fantastic open-plan room in the heart of the house with sash windows to the front and side and a large box bay overlooking the rear garden and forming the perfect place for a table. Door to an understairs cupboard, slate flagged flooring to the majority of the room, oil fired four oven Aga set into an arched recess with mantel over and slate worktop beside. Dated kitchen units under slate worktops with a stainless steel 1½ bowl sink and drainer with chrome mixer tap. Space for appliances. Area of the room to the front with an open fireplace and stone surround. Painted beamed and boarded ceiling. Door to the dining room and further door to:- DRAWING ROOM – 22’6” x 15’. Triple aspect including a bow window to the rear with window seat below, French doors opening to steps up to the side garden, a further window and a further pair of French doors with surrounding windows opening into the conservatory and enjoying the views beyond. Beamed ceiling, impressive slate fireplace with painted wooden surround and mantel. 6 Ref: LCAA6649 CONSERVATORY – 12’ x 10’1”. Triple aspect of large windows and French doors allowing countryside views. Fully glazed monopitch roof, tiled floor. DINING ROOM – 17’6” x 11’. Two windows to the side, slate effect tiled floor, double doors to a recessed cupboard with shelving. Further doors to the wc, utility and:- STUDY / SITTING ROOM – 12’4” x 10’. Jøtul stove (not currently functioning) set into a fireplace with a stone hearth and painted wooden mantel over. Recessed shelving and cupboards to either side of the fireplace, double doors to a further large recessed cupboard, two sets of windows overlooking the rear garden, slate effect tiled floor. WC – 13’ x 4’9”. Dual aspect of windows, tiled floor, white wc and matching pedestal wash basin with chrome taps. Chrome electrically heated towel rail, low level cupboard with deep shelf above. UTILITY – 11’ x 9’10”. Dual aspect of windows to the side and rear, white Belfast sink with chrome taps over. Large amount of space for appliances and storage. FIRST FLOOR LANDING. Two sash windows overlooking the rear garden, double doors to a walk-in airing cupboard and further large cupboard housing the hot water cylinder. Part galleried over the staircase with a white painted wooden handrail, fixed ladder up to the attic. Pair of back to back doors off a small inner landing leading to the integral apartment and further doors to:- MASTER BEDROOM – 15’ x 14’. Dual aspect with sash 7 Ref: LCAA6649 windows taking in wonderful views over countryside, two sets of double doors to fitted wardrobes, recessed shelving. DRESSING ROOM – 8’4” x 6’. Double doors to a large shelved cupboard, window overlooking the rear garden, access to loft space, doorway from the landing opening into this suite of rooms. EN-SUITE BATHROOM – 8’8” x 8’4”. Window overlooking the rear garden, white sanitaryware including a panelled bath with period style chrome mixer tap, wc and pedestal wash basin with chrome taps.

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