Victory House 8 St Michaels Road, Ponsanooth, Truro, TR3 7EA

£360,000

Dating back to the 18th Century a hugely characterful Grade ll listed double‐fronted village house, with extremely well proportioned 4‐bedroomed accommodation of immense style and intrigue, situated within the heart of this popular and well positioned village with nearby towns of Falmouth, Penryn and Truro. A deep garden leads to various outbuildings (with potential) and off‐road parking.

• Grade II Listed • 4 bedrooms • 2 formal reception rooms • Various outbuildings • Magnificent kitchen • Character throughout • Deep garden • Timber double glazing

28 High Street, Falmouth, Cornwall, TR11 2AD Tel: 01326 318813 Victory House 8 St Michaels Road, Ponsanooth, Truro, TR3 7EA (continued )

THE PROPERTY Believed to be the oldest dwelling within the village, 'Victory House' comes with a fascinating history ‐ having been a former inn for many years and, more recently, a doctors surgery and shop in the early 20th Century. Now a much loved and sensitively updated family home with character throughout and particularly stylishly refitted kitchen and bathroom, and with the added benefit of timber double glazing to the front and mains gas central heating. A traditional entrance porch and hallway is positioned in between the two main reception rooms, both good size and full of character, adjacent to which is a utility room and ground floor cloakroom/WC. To the rear of the ground floor stands a magnificent kitchen with vaulted ceiling, exposed beams, stylish units, breakfast bar, stone fireplace with wood‐burner, together with small pane windows and French doors to the courtyard and garden. To the first floor, a turning staircase with Georgian handrail accesses all four bedrooms, three good size with a single/study in between. A generous and luxurious bath/shower room has had a 'no expense spared' refit with roll‐top bath, attractive stone tiling and authentic fittings. Outside, further accommodation or annexe potential lies within the outbuildings to the rear of the garden, which is much deeper than what is apparent from the roadside. A fairly level and family/pet friendly lawned area leads from the courtyard to a range of buildings with many uses ‐ the detached and cladded studio, currently a music room, offers perfect office space or occasional fifth bedroom in the summer months, an adjacent stone‐built workshop and attached store (a former piggery) provides masses of storage or even the opportunity of conversion into further accommodation, subject to all the usual consents. THE LOCATION Ponsanooth is a well positioned and highly popular village, perfectly situated for the surrounding towns of Falmouth, Helston, Redruth and Truro.

Village amenities include a church, public house, general stores/sub‐post office, highly regarded county primary school and regular bus service. The port of Falmouth, approximately five miles distant, provides access onto some of the finest day‐sailing waters in the west country, and the cathedral city of Truro, approximately seven miles distant, is the county's retailing, commercial, legal and administrative centre with main‐line rail link to London (Paddington), journey time approximately four and a half hours.

These particulars have been prepared as a general guide only for prospective purchasers. Although every effort has been made to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the building, services, appliances and any fixtures and fittings. All measurements, dimensions, acreages and distances are approximate and should not be relied upon for accuracy. All buyers should rely on their own surveys and investigations in connection with a purchase of the property. Victory House 8 St Michaels Road, Ponsanooth, Truro, TR3 7EA (continued )

THE ACCOMMODATION COMPRISES (All dimensions being approximate) A traditional front entrance door opens into the: ENTRANCE PORCH A characterful entrance area with flagstone granite floor, coat hanging space and electrical cupboards over. Half height timber panelling and an authentic stained glass timber door opening into the:‐ HALLWAY A central connecting hallway with stairs rising to the first floor landing (window at half level). Matching timber panelled doors to both reception rooms, utility room, cloakroom/WC and the kitchen/breakfast room. Internal small pane window to the dining room. Concealed radiator. LIVING ROOM 14'11" x 18'2" (4.57m x 5.55m) An extremely well proportioned and hugely characterful room with large exposed timber beam, replacement timber double glazed sash window to the front of the property and timber sash window to the side elevation. Feature fireplace with granite hearth and granite lintel. Two radiators, fitted shelving to one side of the chimney breast.

DINING ROOM 12'9" x 13'4" (3.90m x 4.08m) First measurement narrowing to 8'5"(2.57m) within the entrance area. Another well proportioned and characterful room with a large timber double glazed sash window to the front of the property. Fitted cupboard with shelving, secondary recess and an internal small pane window to the hallway. Radiator and ceiling spotlights. We understand the fireplace could be reinstated if required (currently blocked).

CLOAKROOM/WC Attractively appointed with authentic wall tiling. Wall mounted wash hand basin, low flush WC and tiled floor. UTILITY ROOM 6'7" x 6'3" (2.01m x 1.92m) A particularly useful room with a timber stable door to the rear courtyard and garden. Gas fired combination boiler for the central heating and hot water. Worksurface space with fitted cupboards over and space for washing machine, tumble dryer and fridge or freezer under.

KITCHEN/BREAKFAST ROOM 10'3" x 20'6" (3.13m x 6.25m) The 'flagship' room of the property ‐ a stylishly refitted and particularly well proportioned room with vaulted ceiling, exposed beams and multi‐pane windows and door overlooking the side courtyard. Kitchen units comprise an extensive range of farmhouse‐style soft‐close cupboards and drawers with solid wood‐block worksurfaces over. Inset one and a half bowl composite sink with contemporary mixer tap and built‐ in drainer. Integrated dishwasher and broad recess for Rangemaster Flash De Longhi gas cooker/hob with fitted extractor hood over and stainless steel splashback. Built‐in breakfast bar and further space for breakfast table and chairs, if required. An impressive fireplace has been fitted with a free‐ standing wood‐burner on a raised hearth, adjacent to which is a uPVC double glazed window overlooking the main garden area. Fully tiled floor and ceiling spotlights.

FIRST FLOOR

LANDING A charming turning staircase with tall timber double glazed sash window at mid level and traditional Georgian‐style handrail. Radiator and ceiling loft hatch. Matching timber doors to all four bedrooms and the large family bath/shower room.

BEDROOM ONE 13'10" x 10'7" (4.22m x 3.24m) A particularly well proportioned double bedroom with a large double glazed timber sash window to the front of the property with shelf and radiator under.

BEDROOM TWO 11'8" x 10'10" (3.56m x 3.32m) A good sized double bedroom with a large timber double glazed sash window to the front of the house. Fitted cupboard with bi‐ folding door. Radiator.

BEDROOM THREE 15'3" x 6'3" (4.66m x 1.92m) A particularly deep bedroom with a timber double glazed sash window to the side of the house with window seat under. Radiator. BEDROOM FOUR 6'3" x 7'6" (1.91m x 2.29m) A perfect single bedroom/study/dressing room featuring another timber double glazed sash window to the front of the property. Radiator. FAMILY BATH/SHOWER ROOM 12'4" x 6'1" (3.76m x 1.86m) An impressively proportioned and most tastefully refitted with fully tiled walls and oak flooring. Authentic roll‐top bath, pedestal wash hand basin, separate corner shower cubicle with authentic showerhead, low flush WC and heated towel rail/radiator. Ceiling spotlights. Timber double glazed sash window to the rear of the property.

THE EXTERIOR

COURTYARD A particularly private and enclosed level courtyard with door from the utility room and double doors leading directly from the kitchen/breakfast room ‐ an attractive and sunny sitting‐out area. Two granite steps and wrought iron handrail leads up to the:‐

LAWNED GARDEN A deep fairly level lawned garden with stone wall and timber fenced boundaries on either side, perfect for families or pet owners. To the rear of the garden is a:‐

HARDSTANDING Potential off‐road parking area with broad double timber gates from the side access lane, adjacent to which are the three outbuildings:

DETACHED STUDIO 9'9" x 14'10" (2.98m x 4.54m) A superb addition to the accommodation, currently a music/sitting room, featuring uPVC double glazed windows and doors leading onto the garden and hardstanding.

STONE‐BUILT WORKSHOP Constructed by the current owner approximately twelve years ago, a large and attractive outbuilding, currently used for trade tools, materials and storage. Timber doors from the hardstanding and internal door to the:‐

ATTACHED STORE A stone‐built secondary outbuilding, under a pitched roof, perfect for dry storage or, with the relevant planning consent, conversion, together with the workshop, into ancillary accommodation, if required. GENERAL INFORMATION SERVICES Mains electricity, gas, water and drainage are connected to the property. Gas fired central heating. COUNCIL TAX Band D ‐ Cornwall Council.

TENURE Freehold. POSSESSION Vacant possession upon completion of the purchase. VIEWING By telephone appointment with the vendors' Sole Agents ‐ Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813.