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" A character three bedroom slate hung cottage set in lovely level gardens the rear being enclosed with summer house and located a short walk from the village centre of this popular village and convenient for St Austell and the Bodmin and the A30

Property A delightful three bedroom stunning slate hung cottage benefitting from owned photovoltaic panels with lovely level established gardens, with accommodation that briefly comprises entrance hall, sitting room diner, kitchen diner, bathroom, utility room, and three bedrooms on the first floor.
The gardens are the jewel in the ground with a long front garden with lawn area, gravelled driveway with parking for up to four cars, path leading around to another large enclosed rear garden with patio area, sunroom, decked area and further lawn area. Ideal for pets or children and for alfresco dining.

Location Located a short level walk from village centre which hosts a great range of local facilities including local COOP, takeaway, public house, garage, pharmacy and local school, Roche gets its name from a twenty metre high granite outcrop to the east of the village where the ruins of a former chapel can still be found at the summit. There is excellent access to the surrounding road network including the A30 and the town of St Austell which offers a comprehensive range of shops, entertainment and sporting facilities including a leisure centre and bowling alley.

Entrance Hall With outside and inside courtesy light, tiled floor, double glazed to front and sides, half glazed door opening into

Sitting Room Dining Room 5.62m x 3.88m 18‘5 x 12‘8 A lovely character room with beamed ceilings and large granite fire place housing wood burning stove, slate hearth and granite surround, two double glazed windows to front elevation, wall mounted electric heater, door to

Shower Room 1.90m x 1.90m 6‘2 x 6‘2 With under stairs cupboard, shower cubicle Heatstore electric shower, pedestal wash basin, low level WC, tiled walls, electric wall mounted towel heater, double glazed window to side and beamed ceilings.

Kitchen Diner 3.67m x 3.02m 12‘0 x 9‘10 A farmhouse style kitchen with range of white base units and worktops, stainless steel one and a half bowel sink unit, matching wall units, tiled floor, window overlooking rear garden, build in in fridge freezer, electric cooker point, wall mounted electric heater, stair case to first floor, door to

Rear Hall 1.53m x 1.17m 5‘0 x 3‘10 With door to rear garden, tiled floor, door to

Pantry Cupboard 1.74m x 1.06m 5‘8 x 3‘5 Tiled floor, tiled walls,

Utility Room 3.35m x 1.25m 10‘11 x 4‘1 Housing solar panel working and Solis Inverter, plumbing for washing machine and space for tumble dryer.

Landing Area Solid wood doors to off to all bedrooms.

Bedroom One 4.02m x 3.29m 13‘2 x 10‘9 Double glazed window to front elevation, recess to either side of fire Brest, wall mounted electric room heater.

Bedroom Two 2.87m x 2.81m 9‘4 x 9‘2 Double glazed window to front elevation.

Bedroom Three 2.22m x 1.97m 7‘3 x 6‘5 Double glazed window to side elevation.

Outside To the front is a well stocked level garden with various shrubs, trees and plants, small rockery., Parking for about four cars, there is a side passage way leading to the rear enclosed level garden with enclosed dog pound bar b que area, concrete shed 2.8m x 1.70m.
Decking area, Summerhouse 2.93m x 2.13m timber summerhouse overlooking decking, patio area, lawn area.

Services Mains Water, Electricity, Drainage.
Council Tax band ‘B‘;
Photovoltaic cells There are 16 owned roof panels helping to keep this as energy efficient as possible.

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