Instantly explore your home, road, or area

"Recently upgraded, spacious & quality Victorian country house, garden, outbuildings/stabling & adjoining paddocks. Delightfully presented. Hall, kitchen/breakfast rm, 3 receptions, 4 beds, bathroom, utility & garden rooms. EPC Band F. 5.8 Acres

SITUATION Little Lavrean Farm is well situated, close to the The Clay Trails - a popular network which are used for walking, cycling and riding out. The Eden Project is about 2 miles distant and the town of St Austell is about 4 miles to the south. The popular village of Luxulyan is about a mile to the east which includes a primary school, village post office/shop, public house and parish church, as well as a railway station on the Par/Newquay branch line. There is a junction to the A30(T) about 4 miles to the north and at Bodmin Parkway, there is a station on the London Paddington line. DESCRIPTION The approach to Little Lavrean Farm is over a private shared entrance lane which leads to ample car parking and turning areas for several vehicles to the front and sides of the house.
 
Little Lavrean Farmhouse is a substantial and handsome Victorian house with cut granite elevations under a slate roof which had been the subject of an upgrading and renovation programme in early 2017. Prospective purchasers, on viewing the property, will be impressed by the accommodation with its light and spacious rooms, all presented to a high standard. The renovation programme has included redecoration, new kitchen, new bathroom, replacement boiler, replacement windows, new carpets and so forth.
 The accommodation which is shown on the attached floor plan is well laid out and includes, on the ground floor, a good Entrance Hall with stairs off to the first floor, rear door and doors off to Dining Room with an attractive slate surround fireplace with inset tiles which lead through to a fine Vaulted Sitting Room with corner multi-fuel stove and doors leading to the outside.
 
There is a fine well-proportioned Kitchen/Breakfast Room with a new Sanvito blue kitchen including base and eye-level kitchen units . Integral dishwasher. Solid oak work surfaces. Range master duel fuel cooker.
 
Off the rear hall there is access to a Fourth Bedroom or further Reception Room, Lobby and Cloakroom with WC and washbasin and useful Family Room with double doors with windows to either side to outside.
 
On the first floor, around a central landing, are three good sized Double Bedrooms and large Bathroom with white contemporary suite including, ball and claw bath and large corner shower cubicle, washbasin and WC. OUTSIDE To the front of the house is a wall enclosed garden area which leads around to seating areas to the side and to the rear a Courtyard with a detached Outside Utility Room about 14'6 x 9'6 with old copper, Belfast sink unit with single drainers to either side and vaulted ceiling.
 
Within the garden is an attractive Victorian Greenhouse/Garden Room about 23' x 11'. THE OUTBUILDINGS/STABLING To the rear of the gardens in a convenient walled Holding Area is a pair of attractive stone Stable Buildings - totalling four stables each about 11'3 x 10'5; 11'3 x 11 and 11'6 x 8'4 and one about 15' x 8' plus further storage area. THE LAND The land is divided into two paddocks, one lying conveniently to the north and adjoining the stable yard, the other lying to the east with gated access thereto. On the Ordnance Survey there are no public footpaths which cross any part of the land. In total, Little Lavrean Farm extends to about 5.83 Acres (2.36 Hectares). VIEWING Strictly by prior appointment with Stags Truro office on 01872 264488 DIRECTIONS Travelling east or westbound on the A30(T) exit at Innis Downs Roundabout a few miles to the west of Bodmin. Take the A391 towards St Austell and after about a mile at Lockengate, turn left towards Luxulyan. Drive for about 0.75 of a mile and turn right signposted towards St Austell, pass the Tulip Factory and continue for about 1.5 miles until reaching the village of Bowling Green. Once in Bowling Green, turn left towards Luxulyan (Eden Project) and the entrance to Little Lavrean Farm will be seen on the left-hand side after about 400 yards. (Turn left infront of the sign 'The Nook'). Follow the track to the far end and the property will be evident. Please park on the gravelled area. SERVICES Mains water and electricity connected. Private drainage. Oil fired central heating. TV and telephone points. Double-glazed throughout. These particulars are a guide only and should not be relied upon for any purpose."