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"A semi-detached cottage of much character with delightful, far-reaching views over the beautiful Avon valley. Around 2.5 acres. Sitting room, well-fitted kitchen and dining area, conservatory, utility room. 3 good sized bedrooms. Beautiful mature gardens, three bay stable block. EPC Band: F.

SITUATION AND DESCRIPTION Toad Hall is located above the peaceful, wooded Avon valley within the Area of Outstanding Natural Beauty (AONB) in the very heart of the South Hams. It is just two miles from California Cross, a small hamlet astride the B3196 with a petrol filling station/convenience store and award winning popular former coaching inn.
The nearest village is Loddiswell, a pretty village with an excellent sense of community and a variety of amenities including a primary school, village inn, stores and separate Post office. Also within a 3 mile radius are the villages of Morleigh and Modbury. The market town of Kingsbridge is only 8 miles away and is a veritable hub for South Hams tourism. Sitting at the northerly end of the Salcombe estuary, Kingsbridge offers an excellent range of shops and local facilities which include a health centre/ cottage hospital, highly-rated (OFSTED) community college and a sports centre. Salcombe, Devons Southernmost town, is 13 miles by road and with its beautiful harbour, unspoilt estuary and excellent range of fine shops, restaurants and inns etc.. It is a mecca for yachting and water sports. Salcombe also offers lovely sandy beaches and spectacular cliff top walking and is surrounded by beautiful rolling countryside. This part of Devon is home to some stunning sandy beaches, including Bigbury-on-Sea and Bantham which are only 8 miles away. Thurlestone and Hope Cove are also within easy reach whilst Dartmoor National Park is just half an hour or so to the north. Plymouth is approximately 15 miles away and the A38 Devon Expressway (6 miles) brings Exeter within around 45 minutes motoring distance. The historic market town of Totnes is around 10 miles distant and has a wealth of independent shops. Totnes also has its own mainline railway station linking to London Paddington. Also within reach are lovely country walks and the beaches of the South Hams, which is designated as an area of Outstanding Natural Beauty. We understand that the property was built in the 1940s, originally as a farm-workers cottage for the nearby Hazelwood estate. In more recent years, it has been improved and extended and now affords superbly presented accommodation which is double glazed throughout with an oil-fired boiler servicing the two radiators (sitting room and bathroom) and providing general heating throughout the house. There is still plenty of scope for further alterations and extensions subject to PP.
Externally, the house has truly delightful gardens, in particular at the front which includes a small pond, whilst to the side the land, of approximately 2 acres, is ideal for someone wishing to keep a couple of horses or to have a smallholding. PLEASE REFER TO THE ATTACHED FLOOR PLAN AND THE ACCOMMODATION BRIEFLY COMPRISES:- Some steps at the front of the house lead up to the ENTRANCE PORCH which has a tiled floor and a stable-type door with a bulls-eye panel. This leads to the ENTRANCE HALL which has a stripped wooden floor and window to the side which overlooks the fields. It also has a carpeted staircase to the first floor with a storage cupboard under and a walk-in pantry. There are doors from the entrance hall to the kitchen and SITTING ROOM, a room of character with east-facing window to the front and delightful views over the garden and pond. Open fireplace with attractive brick surround, slate mantle and hearth and matching stripped wooden flooring.
KITCHEN/DINING ROOM. The KITCHEN AREA has a 1.5 bowl sink with mixer tap fitting and adjoining rounded edge work surfaces with storage cupboards under and additional pull-out work surfaces. It also has two eye-level storage cupboards and an Ariston four burner ceramic hob with extractor hood over and matching Ariston built-in cooker and microwave housing. A brick recess in the DINING AREA houses the Esse range cooker (with back boiler supplying hot water and radiators in the sitting room and bathroom). To one side of the chimney breast is an airing cupboard with factory lagged copper cylinder, immersion heater and slatted shelving whilst on the other side is shelved china store. The floor in the dining area is in stripped wood, whilst in the kitchen area, it is in an attractive terracotta tiling.
Also terracotta tiled is the REAR LOBBY and WC. And beyond this is the UTILITY ROOM with a sink unit and plumbing for automatic washing machine. Work surfaces with storage cupboards under and wall mounted cupboards over, space for an upright fridge/freezer.
Off the dining room is a REAR CONSERVATORY with further doors to outside and a small STUDY AREA. FIRST FLOOR The LANDING has a window over the stairs allowing plenty of light to flood in and also affords views over the lower part of the fields. Access to roof space, in which there is an attractive porthole window.
Two of the three BEDROOMS are good-sized doubles. They all have built-in wardrobes or cupboards and the front-facing rooms enjoy similar, delightful views over the garden and countryside beyond.
The EXTENSIVELY-TILED BATHROOM has wood laminate flooring and a vintage coloured suite comprising cast iron bath with mixer tap fitting/hand-held shower attachment, Mira over bath shower unit and screen, WC and pedestal hand wash basin, radiator and wall mounted electric fan heater. OUTSIDE The property is approached over a driveway, shared initially with the neighbour, and then over an extensive private gravelled area which affords hard standing for several cars and access to the DETACHED GARAGE 16' 6' x 12' with double opening doors and power/light connected.
The gardens at Toad Hall are a particular feature of the property. Located mainly at the front of the house, they are predominantly lawned, and carpeted with daffodils and snowdrops in the spring. There are also numerous mature plants and shrubs and a delightful pond which is surrounded by mature trees which include Oak, Ash Willow and Beech.
There is a further lawned garden area to the side and rear of the house. A small stream meanders through the garden, under a half millstone and flows into the pond.
The land lies to the side (east) of the house and is accessed via a timber, five-bar gate from the entrance drive. It is mainly down to pasture and currently in the form of two fields with a THREE BAY STABLE BLOCK with power and light connected and small gathering yard to the front.
Wonderful views are enjoyed over the Avon valley from the upper parts of the land and in total, the property extends to AROUND 2.5 ACRES. SERVICES Mains electricity and water connected. Drainage to private septic tank system. COUNCIL TAX Currently Band C. VIEWING At the request of the vendors, strictly by appointment please through the sole agents Stags Kingsbridge office (01548) 853131 DIRECTIONS From Kingsbridge - Take the B3196 towards Loddiswell. Pass through Loddiswell and, after a further 2 miles or so, turn right at Coldharbour Cross signed Gara Bridge and Toad Hall will be found approximately 1.3 miles down this road on the left hand side. These particulars are a guide only and should not be relied upon for any purpose."