East Coombe Farm East Coombe Farm St.Pinnock, , PL14 4NA 8 miles, 11 miles, Plymouth 23 miles

• About 1723 sq ft • 17' Sitting Room • 18' Kitchen/Dining Room • 3 Bedrooms • 2 Bath/Shower Rooms • Static Caravan • Pasture • Woodland

Guide price £725,000

LOCATION The property is privately located a short distance from the tiny and unspoilt rural hamlet of , comprising 7 houses and cottages clustered around an ancient church. The nearby village of East Taphouse has a renowned primary school, a community hall and garage with general store. The market town of Liskeard (5 miles) has a wide range of shopping, education and recreational facilities including a mainline railway station (Plymouth to London Paddington 3 hours). The historic City of Plymouth with its beautiful waterfront areas of the Barbican and the Hoe, lies within Total privacy at the end of a 500m drive, a detached south facing commuting distance.

The South Cornish coastline lies within a short drive with the nearby Fowey farmhouse with outbuildings, peacefully set within 45 acres. Estuary being favoured by yachtsmen. The West Looe River Valley is renowned for its unspoilt natural beauty, the vast network of footpaths and bridleways in the area provide excellent opportunities for walkers, nature lovers and outdoor enthusiasts. DESCRIPTION With no near neighbours and approached over a 500m long private drive, East Coombe Farm is well suited to those seeking the rare commodity of peace and seclusion only this type of setting offers. Whilst the property is secluded, it remains accessible with the A38 accessed at Dobwalls (2 miles).

In our clients' ownership for 10 years, the property has undergone a complete renovation programme including an extension and provides comfortable family accommodation incorporating character features and presented to a contemporary standard including full double glazing, with the exception of the front and rear entrance doors, and oil fired central heating. The accommodation extends to approximately 1723 sq ft, is demonstrated by reference to the attached floor plan and briefly comprises the following: Full height reception hall with gallery over and double doors opening to the sitting room with tiled floor and open fireplace with slate hearth, housing a wood burner. The snug similarly has a open fireplace with wood burner. The farmhouse style kitchen/dining room has a triple aspect and comprises a range of work surfaces with drawers and cupboards under and matching eye level cupboards with Range cooker. French doors open onto the garden. A separate utility room accommodates the oil fired boiler and conveniently there is also a ground floor shower room/WC.

At first floor level, there are 3 bedrooms together with a gallery landing and generously proportioned family bath/shower room. OUTSIDE The property is approached over a long private driveway leading to an ample gravelled parking and turning area, beyond which lie the various outbuildings which are again demonstrated on the floor plans and include a traditional 2- storey barn, workshop/store together with a farrowing house and stable block. The outbuildings total approximately 3068 sq ft. There is a static caravan with water, electricity and drainage connected which has in the past been used as overspill accommodation.

The gardens are predominantly laid to lawn with various trees and shrubs and a southerly aspect. The Land The land totals 45 acres predominantly pasture, with woodland and natural areas, suitably complementing the house with ample grazing to satisfy the needs of those with equestrian or smallholding interests. The undulating land is held in good sized enclosures with the natural areas in broadleaf woodland providing shelter and cover and particularly of interest to those seeking to enjoy the wildlife this environment attracts. A tributary stream of the West Looe River forms the north eastern boundary. SERVICES Mains water, electricity and private drainage. LOCAL AUTHORITY Council: 0300 1234100. COUNCIL TAX BAND Band B. WAYLEAVES/RIGHTS OF WAY The property is subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc, water or drainage, either passing up, over or under it. VIEWING/NEGOTIATIONS Strictly by appointment through Stags Plymouth office: 01752 223933. DIRECTIONS From Plymouth proceed in a westerly direction on the A38 for Liskeard. Pass Liskeard to then turn left at the roundabout onto the A390 as signed for . Upon reaching the village of East Taphouse turn left as signed for St Pinnock and Herodsfoot. After about 1.5 miles turn left just after the church signed for St Pinnock and the discreet and unmarked, unmade private entrance drive will be found on the right hand side after about a quarter of a mile. East Coombe Farm, St.Pinnock, Liskeard, PL14 4NA

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

Stags 34-36 North Hill, Plymouth, Devon, PL4 8ET Tel: 01752 223933 [email protected]

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