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" Situated near to the coast, a quietly positioned residential farm with 96 acres. 6 bedroom stone farmhouse and a range of traditional outbuildings with potential. Prime pasture/arable land with woodland, an old quarry and stream.

Quietly positioned residential farm situated near to the coast. SITUATION & AMMENITIES Kingdon Farm is set back from the coast in a private position within the Rame Peninsula yet only one mile from the small village of St John and 2 miles from Torpoint. The Rame Peninsula is often referred to as Cornwall's forgotten corner and remains relatively unknown and quiet. It is an Area of Outstanding Natural Beauty with secluded beaches, magnificent scenery and spectacular walks. The peninsula lies between the rivers Lynher and Tamar, and is only a short distance from the regional centre of Plymouth across the water.<br/> On the peninsula the comprehensively equipped town of Torpoint is within 2 miles and offers a wide range of local services and a free vehicle ferry service to the City of Plymouth. Alternatively there is a road link from the A38 west of Saltash into the area. Nearby villages include St Johns (1/2 mile) and Antony (1/2 mile). Antony has a Church and both villages have public houses. The wide expanses of Whitsand Bay are about 1 mile from the farm. DESCRIPTION Kingdon Farm extends to just under 97 acres and offers a substantial family home as well as potential income streams either through farming or possibly the development of the stone outbuildings subject to the necessary consents being obtained. The property itself is quietly situated at the end of a no-through road with a wooded backdrop and the various paddocks and fields are easily accessible via the tracks emanating from the Council road to the north and south of the property. THE FARMHOUSE The floor plans illustrate the layout of the extensive accommodation. The property itself is constructed of stone under a slate roof with double glazed UPVC windows and a southerly aspect. The house is equipped with oil-fired central heating and has both front and back porches to give access to the accommodation as well as an integral garage/store. The master bedroom has a double aspect with plenty of space and light on offer, as well as double wardrobes and access to the en-suite shower room, recently renewed with power shower, WC, wash hand basin and chrome towel rail. The main family bathroom has also been upgraded recently and as well as a panelled bath also has a power shower, wash hand basin, low level WC, spotlights as well as sensor lights in the mirror and a towel rail. The kitchen has a double aspect, a full range of built-in units including a dishwasher and freezer as well as an electric hob, double oven and a 1? bowl stainless steel sink. A corner bench serves the kitchen table and the utility room with fridge/freezer and washing machine adjoins. Across the entrance hall from the kitchen is the dining room with the hall also serving the study, close to the foot of the stairs, with a cloakroom. The large sitting room enjoys a double aspect as well as patio doors leading out to the secluded garden. On the first floor is a large, open landing with two windows with views over the ground to the north, spotlights, coving, and hatch to loft. APPROACH AND GARDENS The house is approached across a courtyard with a central circular feature flowerbed / former well accessing the house. To the west of the house is the secluded garden sheltered by a high hedge and with a patio adjoining the house itself as well as a further raised patio to allow full enjoyment of the late evening sun. The main garden is level and primarily down to lawn with border flowerbeds and an array of fruit trees. Behind the garden part of the adjoining field is used as a vegetable garden running down to a stream and a wetland area, which may previously have been a pond / lake and could form a very appealing feature if desired (subject to consent). There is also an old quarry and some beautiful mature trees which all provide a wonderful amenity to the house itself. STONE BARN 20.42m x 4.88m

(67'0' x 16'0') Positioned to the eastern side of the courtyard and currently all open inside and used as a store. GI roof. There is a range of old piggeries adjoining to the front. STONE BARN Opposite the house is a long stone barn, part double storey providing a wonderful potential amenity to the house. At one end there are 2 pony stables, an adjoining original stable 16' x 15' (4.9m x 4.6m). The main double storey part of the barn extends to 40 x 16'6 (12.32m x 5.12m) with steps up to a floored attic, which could serve as a games room or office subject to the required consents being obtained. Below the house is an old garage and at the head of the courtyard a further:- CONCRETE BLOCK BUILDING 7.62m x 4.57m

(25'0' x 15'0') THE FARM BUILDINGS With a separate access off the Council road:- G P BUILDING/POTATO STORE 16.61m x 7.06m

(54'6' x 23'2') Concrete block construction under a pitched slate roof and suited to a variety of uses. Adjoining this is a:- POLE BARN / MACHINERY STORE 28.65m x 8.43m

(94'0' x 27'8') In the field opposite the entrance to the farm is a:- GARAGE / STABLE BUILDING In OS 1816 a:- CATTLE BARN 13.26m x 7.14m

(43'6' x 23'5') Plus Lean-To (15' x 15'). THE LAND The land extends to just under 97 acres and is primarily down to pasture but has been used for arable and vegetable cropping (potatoes / brassicas) in the past. In general terms the land surrounding the house and buildings is suited to the grazing of livestock or horses and is very attractive with wooded areas interspersed with the pasture and streams. The southern swathe of the land through the farm comprises larger more level fields suited to cropping or mowing with further road access at the southern end together with a farm building. This block provides some excellent productive land suited to a variety of uses or possibly letting. To the north western side of the farm the land is more sloping and whilst it has been ploughed in the past is now used mainly for grazing. As can be seen on the sale plan, a stream runs almost due north/south in the centre of the farm in addition to the stream below the house. SERVICES Private water supply (with UV filter). Private drainage. Mains electricity. Oil-fired central heating. Broadband telephone connection. LOCAL AUTHORITY South West Water PLC, Peninsula House, Rydon Lane, Exeter, Devon, EX2 7HR. Tel: 0845 6012989. Western Power Distribution, Osprey House, Sowton, Exeter, Devon, EX2 7HZ. Tel: 0800 169 1144. ENTITLEMENTS The farm is registered for 33.84 normal Entitlements (non SDA). The 2009 payment will be reserved from the sale. the purchaser will undertake to carry out the cross compliance requirements. FIXTURES AND FITTINGS All fixtures and fittings unless specifically referred to within these particulars are expressly excluded from the sale of the freehold. WAYLEAVES, RIGHTS OF WAY The property is sold subject to and with the benefit of any wayleave agreements in respect of any electricity or telephone poles, wires, stays, cables etc., or water or drainage pipes etc., either passing upon, over or under it. The property is also sold subject to and with the benefit of any public or private rights of way or bridleways etc. PLANS AND BOUNDARY FENCES A plan which is not to scale and is not to be relied upon is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy. VIEWINGS Strictly by appointment through the agents Stags Farm Agency on 01392 680059 or Stags Plymouth Office 01752 223933. DIRECTIONAL NOTE From Antony village on the A374 2 miles west of Torpoint, take the B3247 south towards Kingsand and Portwrinkle turning left about ? mile after leaving the village on an unmarked road. Bear right after 200 yards and turn left at the bottom of the hill. After a further 100 yards turn right (marked No through Road) and the farm is at the top of the lane. GRID REF Landranger 201 Ref: 397 535 REFERENCE KINGD/27769/30 CONTACT INFORMATION Stags Farm Agency<br/>21 Southernhay West<br/>Exeter<br/>Devon<br/>EX1 1PR<br/>Tel: 01392 680059<br/>Fax: 01392 426183<br/>Email: farms@stags.co.uk<br/> DISCLAIMER These particulars are a guide only and should not be relied upon for any purpose. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "