Welcome to Higher Cross Farm, Launceston, a cozy and compact detached type home with 4 bed in the PL15 9SL area. This lovely residence, which comes with the freedom and stability of a freehold ownership, and sits comfortably in tax band .
This classic property was built
The neighbourhood is known for having good properties at a reasonable price -
with a market valuation of £632,500 and a rental potential of £4,111 per month,
,
it represents not just a residence but a worthwhile investment in a sought-after area.
You can discover more about this property by reading the Mouseprice attributes tables in the next section, or if you are the owner and would like to update this property, for example if you've built an extension, you can do so at the top of this page.
In addition to our own current description, this property has received a tailor-made description dated to Apr 20, 2013. It's possible the property has changed since then,
but we are dedicated to giving you everything you need to make smart property decisions. Here's a snippet, and if you'd like to view the full thing, just click to expand.
"A quietly located, character 4 bedroom country house set in approximately 4 acres of gardens grounds and paddocks. A traditional barn with potential for conversion, modern general purpose building/garage and stable loose boxes. Far reaching countryside views to Dartmoor.
SITUATION Higher Cross is situated in a quiet rural location approximately 3 miles from the village of St. Giles on the Heath which offers a variety of amenities including post office/store, two public houses, village hall, popular county primary school with an 'Outstanding' OFSTED grading, and both C of E and Methodist churches.
The property is situated less than 3 miles from the A30 at Liftondown, providing easy access to the cathedral cities of Truro and Exeter, and less than 3 miles from Roadford Lake which offers excellent opportunities for sailing, camping, bird watching, fishing and walking.
Approximately 4.5 miles to the southwest is the historic and former Cornish capital town of Launceston which provides a wide variety of shops, traditional butchers, supermarkets, restaurants, hotels, health centre and dentists. Launceston also provides a wide range of primary and secondary educational facilities, both state and private, including St Josephs School. Leisure amenities including an 18 hole golf course and a leisure and sports complex with swimming pool and bowls.
The market town of Holsworthy is approximately 12 miles away and offers a regular weekly pannier market in the town square, a supermarket and a range of shops, indoor swimming pool, sports hall, golf course, bowling green, library, doctors and veterinary surgeries. Situated 14 miles to the southeast is the stannary town of Tavistock, a thriving market town situated on the western edge of Dartmoor and offering a wide variety of individual shops, supermarkets, restaurants and leisure facilities. Tavistock also offers an excellent range of primary and secondary schools, both state and private.
The city of Plymouth lies 30 miles to the south from where there are excellent road and mainline railway links to the rest of the country and a cross-channel ferry service to Brittany, and the cathedral city of Exeter is approximately 38 miles away to the east. COMMUNICATIONS Road - The A30 (dual carriageway) from Launceston & Okehampton provides easy access to Exeter and the M5.
Rail - Regular intercity services operate from Exeter to London (Paddington) and via Salisbury to London (Waterloo)
Sea - Ferry services operate from Plymouth to northern France and northern Spain.
Air - Newquay Airport offers flights to numerous destinations including London Gatwick. Exeter Airport provides flights to the Channel Islands, Ireland, Scotland and a number of continental destinations. Bristol Airport offers flights to London Gatwick and other numerous destinations. RECREATION Water - Sailing is available inland at Roadford Lake and along the North and South coasts at Padstow, Fowey, Plymouth, Newton Ferrers, Salcombe, Dartmouth, to name a few. There are delightful beaches on the North Cornish coast including Bude, Widemouth Bay, Trebarwith, Polzeath, Harlyn Bay and Constantine Bay.
Horse riding & Walking - Horse riding is accessible along quiet country lanes in the area. The South West Coast Path also offers scenic walking and further walking and riding are available on Bodmin Moor and Dartmoor.
Golf - Golf courses can be found at Launceston, Holsworthy, Bude, Tavistock and St Mellion. THE PROPERTY Higher Cross Farm is quietly located in the popular rural parish of St Giles on the Heath.
The charming and well-presented four bedroom house provides comfortable family home and briefly comprises entrance hall, study, fishing/hobby room, sitting room, drawing room, kitchen/dining room and utility room and on the first floor four double bedroom and a family bathroom.
The substantial gardens are mainly laid to lawns, interspersed with a variety of trees, shrubs and flowerbed borders. A corner of the garden has been newly planted with a variety of hard and softwood tree and shrubs, which borders the duck pond. To the side of the house is enclosed courtyard garden which is laid to lawn and enclosed within stone walls and all the gardens enjoy far reaching views over the surrounding countryside to the rolling hills of Dartmoor beyond.
There are a range of useful general purpose outbuildings and a traditional stone built barn with potential for conversion and is currently used as storage, workshops and a games / entertaining room.
The land extends to approximately 4 acres in 2 conveniently sizes enclosures and situated adjacent to the yard and buildings.
From the quiet parish road a tarmacadam driveway leads to a gated entrance where the tarmacadam driveway continues to the gravelled parking area to the front of the house and a concreted path leads to: ACCOMMODATION UPVC double-glazed door which opens into: Entrance Porch: Tiled floor and uPVC double-glazed windows to the front and side elevations and timber framed, part glazed stable door leads to: Entrance Hall: 2.73m x 2.45m
(8'11' x 8'0') Wooden flooring, radiator, loft access hatch, uPVC double-glazed window to the front elevation and doors lead off to: Study: 3.82m x 3.08m
(12'6' x 10'1') Radiator, BT point and uPVC double-glazed windows to the front and rear elevations. Cloakroom/Storage Cupboard: Wall mounted coat hook and electricity consumer unit and meters, uPVC double-glazed window to the rear elevation. Inner Hall/Fishing Room: 2.73m x 2.77m
(8'11' x 9'1') Wooden flooring, beamed ceiling, radiator, uPVC double-glazed window with deep sill window seat to the front elevation. Doors lead off to: Shower Room: 2.77m x 1.6m
(9'1' x 5'3') Low-level WC, pedestal wash hand basin, shower cubicle housing the MIRA Excel Power shower, fully tiled walls, tiled floor, radiator, obscure double-glazed window with deep sill window shelf to the rear elevation. Sitting Room: 4.75m max x 4.51m max (15'7' max x 14'10' max) Stone inglenook fireplace, with bread oven to the side housing a Stovax wood burning stove with an oak beam above, radiator, uPVC double-glazed window with deep sill window seat to the front elevation and doors lead off to: Kitchen/Dining Room: 5.98m x 3.58m
(19'7' x 11'9') Range of fitted wall and base units under solid wood work surfaces with tiled splashback surround, built-in Belfast sink, space and plumbing for washing machine and dishwasher. Belling LPG Range style cooker with 6-ring hob and hot plate, two ovens, grill and pan tray, LPG fired AGA with three ovens, laminate flooring, ceiling and wall lighting and uPVC double-glazed windows to both side elevations and the rear elevation with far reaching countryside views to the rolling hills of Dartmoor beyond. Timber framed part-glazed stable door leads to: Utility/Boot Room: Range of fitted base units under solid beech work surfaces, inset Belfast sink with mixer taps, space for fridge and freezer, uPVC double-glazed window to the rear elevation with views to Dartmoor, uPVC double-glazed stable door to the rear elevation opening onto the paved courtyard to the side of the house. Drawing Room: 5m x 3.66m
(16'5' x 12'0') Inset open fire with wooden surround and mantelpiece with a slate hearth, radiator, uPVC double-glazed windows to the front, rear and side elevations. Front Entrance Lobby: Radiator, smoke alarm staircase rises to the first floor and uPVC double-glazed door to the front elevation. On the First Floor Split lower landing and corridor, radiator, beamed ceiling and doors lead off to: Bedroom 2: 5.25m x 3.81m
(17'3' x 12'6') Inset cast-iron fireplace (currently disused), radiator, built-in cupboards with hanging rail and storage shelves, uPVC double-glazed windows to the front and rear elevations. Bedroom 1: 4.88m x 3.75m
(16'0' x 12'4') Built-in wardrobe with hanging rails and matching dressing table and chest of drawers with further built-in wardrobes either side of the bed recess, over bed storage cupboards, radiator and uPVC double-glazed window with deep sill window shelf to the front elevation. Bedroom 3: 4.73m x 3.71m max (15'6' x 12'2' max) Built-in wardrobes with hanging rails and storage shelves, radiator and uPVC double-glazed windows with deep sill window shelves to the front and rear elevations. Bedroom 4: 3.61m max x 3.58m max (11'10' max x 11'9' max) Radiator and uPVC double-glazed windows to the side and rear elevations with far reaching countryside views to the rolling hills of Dartmoor beyond. Bathroom: 3.53m max x 2.28m max (11'7' max x 7'6' max) Low-level WC, corner bath with mixer taps with hand held shower attachment, vanity unit with wash hand basin and mixer taps with storage cupboards below and illuminated shaving mirror above, fully tiled walls, airing cupboard housing the factory lagged hot water cylinder with wooden slatted shelves above, radiator and obscured double-glazed window to the rear elevation. GARDENS & GROUNDS From the quiet parish lane a gated entrance opens onto a tarmacadam driveway which in turn opens onto a gravelled parking area to the front of the house flanked by a lawn interspersed with hardwood trees and flowerbed border stocked with a variety of flowering shrubs and plants. A five bar gate opens into an enclosed vegetable garden and to the side of the house is an enclosed lawned garden interspersed with a variety of trees with flowerbed borders stocked with a variety of flowering shrubs and plants and is an ideal area for al fresco dining and entertaining. A paved path and gate leads to the rear garden. A substantial garden which is mainly laid to lawns interspersed with a variety of trees and flowering shrubs and flowerbed borders stocked with a variety of plants and shrubs and benefits from far reaching panoramic countryside views to the rolling hills of Dartmoor beyond. The garden then leads on to a newly planted woodland area planted with a mixed variety of deciduous trees and shrubs interspersed with conifers and rhododendrons. A gate leads to the duck pond with central island within a post and wire enclosure. OUTBUILDINGS Traditional Stone Barn: 27.7m x 6.65m
(90'11' x 21'10')
Divided into:
Loose Box/Storage: 5.53m x 3.41m
(18'2' x 11'2')
Loose Box/Store: 5.3m x 2.92m
(17'5' x 9'7') with a loft above.
Workshop/Store: 9.5m x 5.14m
(31'2' x 16'10')
Function/Games Room: 7.32m x 4.7m
(24'0' x 15'5') with concreted and painted floor.
Adjoining Barn/Store: 4.68m x 1.76m
(15'4' x 5'9') with a loft above.
From the Function Room a staircase rises to the First Floor 9.16m x 4.66m
(30'1' x 15'3'), door to the adjoining loft and window to the side elevation.
Lean-To Store: 2.26m x 2.22m
(7'5' x 7'3')
The barn has great potential for conversion into an annexe or holiday accommodation and is already partly used for entertaining and social gatherings. General Purpose Building: 15m x 5m
(49'3' x 16'5') Of concrete block construction under a pitched corrugated sheet roof and is currently used as a machinery store and livestock accommodation. Garage: 8.3m x 4.35m
(27'3' x 14'3') Of concrete block construction under a pitched corrugated sheet roof. Stable/Store: 4.55m x 4.21m
(14'11' x 13'10') Of concrete block construction under a pitched corrugated sheet roof with power and light connected.
Stable/Store: 7.7m x 4.33m
(25'3' x 14'2')
Of concrete block construction under a mono-pitched corrugated sheet roof with light connected.
Located at the top of the paddock to the front of the house is a poly tunnel 6m x 4m
(198 x 131) and a summerhouse 2.4m x 1.85m
(710 x 61) with a covered verandah to the front. This area enjoys uninterrupted far reaching panoramic views over the surrounding countryside to the rolling hills of Dartmoor beyond. THE LAND The land extends to approximately 4 acres and is divided into two conveniently sized level pasture paddocks with direct access from the yard and buildings. GENERAL REMARKS & STIPULATIONS Tenure
The property is offered for sale freehold.
Services
Water - Mains.
Drainage - Private drainage.
Electricity - Mains.
Heating - LPG boiler.
Telephone - BT Broadband connection.
Local Authorities
Torridge District Council, Riverbank House, Bideford, Devon EX39 2QG. Tel: 01237 428700.
South West Water, Peninsula House, Rydon Lane, Exeter, Devon EX2 7WP. Tel: 0800 1691144.
Western Power Distribution, Avonbank, Feeder Road, Bristol, BS2 0TB. Tel: 01179 332000.
Rights, Easements and Boundaries
The property is sold subject to and with the benefit of all outgoings, rights of way, easements and wayleaves there may be whether mentioned in these general remarks and stipulations or particulars of sale or not.
Particulars and Conditions of Sale
All figures are for guidance purposes only. They are prepared and issued in good faith and are intended to give a fair description of the property but do not constitute any part of any offer or contract.
Agent's Notes
None of the services or appliances, plumbing, heating, or electrical installations have been tested by the selling agent. Any maps used on the details are to assist identification of the property only and are not an indication of the actual surroundings, which may have changed since the map was printed. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. Viewing Arrangements Strictly by arrangement with D.R. Kivell & Partners. Tel: 01822 810810. PROPERTY MISDESCRIPTIONS ACT 1991
The agent has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her professional buyer. References to the tenure of the property are based on information supplied by the vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their solicitor. You are advised to check the availability of any property before travelling any distance to view."
15,082 sqm plot
