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"This charming two bedroom cottage sits ensconced by its pretty garden plot located in the Brendon Hills, a short motoring distance from the delightful village of Roadwater.


DESCRIPTION
Higher Sminhays Cottage is an enchanting, thatched cottage occupying a delightful rural setting on the outskirts of Roadwater benefitting from outstanding countryside views and charming character features throughout.
The beautifully presented accommodation is arranged over two floors and briefly comprises Entrance via a stable door into entrance hall with space to store boots cloaks cupboard, and access to all ground floor rooms and the family bathroom.
The well appointed country style kitchen dining room has a front aspect with a range of matching cream units above and below with solid wood worktop, tiled backsplash and open shelving. There is an integrated dish washer and Belfast sink with window above, space and plumbing for washing machine, Everhot range cooker fitted into chimney breast and space for freestanding fridge freezer and a glass panelled door giving access into the front garden patio.
The cosy living room has a front aspect and benefits from exposed beams and a feature fireplace with wood burner inset. An opening from the living room provides access into the snug study with a side aspect and a stable door leading out into the rear garden. The family bathroom completes the ground floor accommodation and is fitted with an enclosed panelled shower over, a low level WC, pedestal wash basin and obscure glazed window to the rear aspect.
From the entrance hall, stairs lead up to the first floor landing giving access to the two bedrooms. Both double bedrooms benefit from exposed beams and a front aspect enjoying the stunning countryside views.

SERVICES & OUTGOINGS
We understand that mains electric and a private water supply are connected to the property. CALOR gas central heating. Drainage through a septic tank.
Council Tax Somerset Council D.

ADDITIONAL INFORMATION
Broadband Ultrafast broadband is available highest available download speed 2000 Mbps, highest available upload speed 1000 Mbps. Openreach .
Mobile Coverage Available via EE and O2. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider.
Flooding The property is in an area at a VERY LOW RISK from River Sea and Surface Water flooding defined as the chance of flooding each year as less than 0.1% .

SITUATION
The property is ideally located in a quiet location with no immediate neighbours yet on the edge of the hamlet of Treborough and only 30 minutes from Taunton, 20 minutes from Minehead and close to Roadwater with its community owned village shop, pub, recreation ground and village hall.For those with horses there is excellent riding through woodland nearby and Treborough Hill cross country course next door. Exmoor National Park provides for a wide range of leisure activities; walking, cycling, shooting, fishing and watersports at Wimbleball Lake a few miles away .

OUTSIDE
The property is approached via a pedestrian gate with steps giving access to the rear covered rain porch. To the rear of the property is a large, gravelled parking area. The rear garden is predominantly laid to lawn with mature shrubs surrounding and an area of crazy paving surrounding the property. There are various outdoor stores and raised vegetable patches as well as a fully enclosed chicken coup. To the front of the property is a patio area providing an ideal setting for al fresco dining and entertaining. Steps lead to up to an additional area of lawn with breathtaking panoramic views towards the surrounding countryside."