Instantly explore your home, road, or area

" DETACHED COTTAGE, DETACHED ANNEXE, STABLES, GARAGING AND SIX ACRES Situated in a delightful rural location midway between Truro and St. Austell. Occupying an elevated position overlooking its own land, surrounding countryside and Probus church tower in the distance. A superb package and a very rare opportunity to the market. The accommodation provides a practical family home whilst the annexe offers letting possibilities or space for dependent relatives.

GENERAL REMARKS AND SITUATION Little Downderry Farm is set in a beautiful rural position on a warm south facing slope with some outstanding views over the surrounding countryside. The property includes a three/four bedroom detached cottage, full of character together with a detached annexe, large double garage with workshop, carport, four stables, tack room and hay barn. This is all complemented by established gardens with approximately six acres of excellent pasture, conveniently separated into seven paddocks all enclosed within natural hedge boundaries. The property is likely to appeal to a wide range of discerning buyers looking for a country retreat and especially those with equine interests or hobby farming. THE PROPERTY The cottage enjoys an excellent degree of privacy but it is not isolated. The accommodation is versatile yet practical and in all comprises a farmhouse style kitchen/breakfast room with fabulous fireplace, pantry, boot room, study (potential bedroom), sitting room and conservatory. To the first floor there are three bedrooms, as well an occasional fourth bedroom ideal for small children (limited head height) as well as a family bathroom. The annexe was converted approximately ten years ago and offers the opportunity for holiday letting, long term letting or ideal for dependent relatives. An open plan living area comprises; kitchen, sitting and dining space with one en-suite bedroom. The windows are double glazed whilst there is an oil fired central heating system for the main house with LPG gas to the annexe. Furthermore there are a range of solar panels which provide electricity and also an extra income. LOCATION The property is well positioned as it lies midway between the Cathedral city of Truro and market town of St. Austell. Little Downderry Farm enjoys idyllic peace and privacy although close to local amenities at the nearby villages of Grampound, Grampound Road, Probus and Sticker. All of which provide various stores, doctors surgeries, public houses and primary schools. Whilst secondary schools lie either in Truro or St. Austell as well as the Roseland School in Tregony and Brannel School at St. Stephen. The property lies equa distant of both north and south coasts and access onto the A30 is also convenient. In greater detail the accommodation comprises (all measurements are approximate): THE COTTAGE GROUND FLOOR Stable door opening into the:- KITCHEN/DINING ROOM 4.2 x 3.8 (13'9' x 12'5') A wonderful space with a fitted bespoke kitchen, an excellent range of base level units, drawers and cupboards, worktop over with ceramic sink and drainer inset and tiled splashbacks. Eye level corner display cabinet and eye level cupboard with plate rack. Four ring electric hob, space and plumbing for dishwasher and washing machine. Oil fired Rayburn, quarry tiled floor, breakfast bar, open beamed ceiling, stairs rising to first floor with under-stairs storage space and window to front. Open-plan to:- DINING ROOM 3.7 x 3.3 (12'1' x 10'9') Laminate floor, window to front, open beamed ceiling and fabulous inglenook fireplace with wood burning stove and clome oven inset. Doors to study, sitting room, pantry and boot room. PANTRY Quarry tiled floor, shelving and space for fridge freezer. BOOT ROOM/UTILITY 2.2 x 2.1 (7'2' x 6'10') Quarry tiled floor, obscured glazed door and window to side. Space for cloaks and oil fired central heating boiler. STUDY 5.2 x 2.2 (17'0' x 7'2') Three glazed panelled double doors, built-in office furniture and desk, three velux windows and window overlooking the side garden. SITTING ROOM 4.3 x 4.0 (14'1' x 13'1') Feature fireplace with wood burning stove, slate hearth with stone surround and timber mantle over, open beamed ceiling, two windows overlooking the front aspect and double glazed doors to:- CONSERVATORY 3.2 x 3.1 (10'5' x 10'2') A wonderful space overlooking the gardens, land and the surrounding countryside. Half walled with double glazed timber windows, velux window, french style patio doors opening onto the garden. FIRST FLOOR LANDING Sky light, airing cupboard housing hot water cylinder and doors to:- BEDROOM 1 5.3 x 4.3 (17'4' x 14'1') A delightful double aspect room with window to front and side, built-in wardrobes and radiator. Walk-in shower with Aqualisa shower over. Canopied ceiling. BEDROOM 2 3.8 x 2.6 (12'5' x 8'6') Window to front, radiator, access to loft and vanity wash hand basin with storage beneath. Canopied ceiling. BEDROOM 3 2.9 x 2.0 (9'6' x 6'6') Window to front, radiator and canopied ceiling. STORE ROOM/OCCASIONAL BEDROOM 4.6 x 2.2 (15'1' x 7'2') With very limited head height ideal for storage or small children. Velux window. FAMILY BATHROOM A modern white suite with panelled Jacuzzi bath and shower over with glazed shower screen, low level w.c, vanity bowl wash hand basin with storage beneath, heated towel rail, shaver point and velux window. THE ANNEXE The annexe is a single storey modern property converted in 2006/2007 with double glazed timber windows, timber stable door and velux windows. The accommodation comprises; large open-plan living room with kitchen, dining and sitting space and an en-suite double bedroom. Stable door, two windows to front, velux window and vaulted ceiling. EPC rating - Current 64, Potential 75. Environmental impact rating - current 79, Potential 88. LIVING ROOM 5.2 x 5.2 (17'0' x 17'0') The kitchen is fitted with an excellent range of base and eye level units with a mixture of drawers and cupboards, worktop over and Belfast sink inset. Built-in oven and grill with four ring electric hob and extractor hood over, tiled splash backs, built-in fridge, LPG central heating boiler, space for dining table, sofas and door to:- BEDROOM 3.4 x 2.6 (11'1' x 8'6') Window to front, radiator, velux window and built-in wardrobes. Door to:- EN-SUITE A white modern suite comprising low level w.c., pedestal wash hand basin, extractor fan, fully tiled shower cubicle with Mira Sport shower over and partially tiled walls. OUTSIDE The property is approached via a five bar timber gate which opens to the yard which provides vehicular access the double garage and car port and three separate vehicular access points to the land. The open yard incorporates two block built stables with separate tack room and a stone store as well as providing access to the annexe. There are two further stables and hay barn to the rear of the garage. The driveway descends along the front of the cottage and provides vehicular access to the lower paddocks. STABLES 3.51m x 3.35m

(11'6' x 11') Twin stables both measuring 11'6'' x 11' with stable doors of block construction with rendered external walls under a slate roof. There is potential for conversion and although plans were drawn in 2009 for conversion to a holiday letting unit, the current owner did not pursue planning and hence there is currently no planning permission. TACK ROOM 2.90m x 2.44m

(9'6' x 8') With light and stable door. STONE STORE 3.05m x 2.90m

(10' x 9'6') With light and Belfast sink (no water connected internally). Outside water tap. DOUBLE GARAGE With two up and over doors. Garage One 12.19m x 3.20m (40' x 10'6' ) With large workshop at the rear, light and power connected. The garage also provide roof space for the solar panels which provide approximately ?1,000 income per annum. Garage Two 5.79m x 3.20m

(19' x 10'6') Internal door connecting both garages. CAR PORT 6.91m x 3.96m

(22'8' x 13') With a gravelled base and space for wood store. REAR STABLES 3.05m x 3.05m

(10' x 10') Twin stables both measuring 10' x 10' with light. HAY BARN 6.71m x 6.71m (22' x 22') Light connected. From the yard and gravelled driveways there are a total of four five bar gates which open to the land whilst there is also a five bar gate opening from the lane to the most easterly paddock. THE LAND The land comprises seven individual paddocks all conveniently enclosed within natural hedge boundaries and in all the land measures to approximately 6 acres. Perfect for equine use or hobby farming with the two largest fields being very level and the smaller paddocks sloping gently towards the west. THE GARDENS The gardens and grounds have been extremely well landscaped offering two areas of level lawn. To the front of the cottage the lawn is bordered by flower beds and to the side the garden is enclosed behind fencing and mature hedges incorporating an area of patio and small summerhouse.

Attached to the cottage is a gardeners W.C. SERVICES Mains water and electricity are connected. Private drainage by way of a septic tank. Oil heating for the cottage, LPG for the annexe. Solar panels provide further electricity and further income. Council Tax The property has a council tax band E. N.B The electrical circuit, appliances and heating system have not been tested by the agents. VIEWING Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone: 01872 242244

Or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone 01326 270008. DIRECTIONS From Truro proceed in an easterly direction along the A390 bypassing Probus heading towards St. Austell. At Hewaswater take the left hand turning (signposted Coombe) and follow this road pass D May and Son Agricultural Merchant and at the top of the hill at the crossroads turn left signposted to Trenowth and Trenowth Mill. Little Downderry Farm will be found after approximately quarter of a mile on the left hand side. "