4 bedroom house for sale

Comprising a detached 4-bedroom period farmhouse located 5 miles from the south Cornwall coastline with two holiday cottages and an agricultural barn. In all extending to 9.85 acres with paddocks, a lake and woodland.

For sale as a whole by private treaty.

Location
The property is located in a rural setting between the two hamlets of St. Keyne and Herodsfoot in South East Cornwall. The harbour town of Looe is 5½ miles to the South and provides a secondary school, supermarket, dentist, shops, fish market, moorings and a slipway for boating/sailing which is popular with tourists due to its picturesque nature and has recently been used in the filming of the BBC TV series, Beyond Paradise. Further amenities can be found at Liskeard 4½ miles to the North, including a mainline railway offering regular services to London Paddington.

Plymouth is the commercial centre of the area 25 miles to the East and is accessed from the A38 via the Tamar Bridge or the Tor Point Ferry. The city provides a theatre, shopping centre, multiplex cinema and national aquarium. Popular tourist attractions in the area include the fishing village of Polperro (8 miles away), Fowey (10 miles away) and the sandy beaches of Talland and East Looe.

Attractions in the area include The Eden Project at St. Austell, the Lost Gardens of Heligan near Mevagissey, Lanhydrock House (National Trust) at Bodmin, Antony’s House (National Trust) at Tor Point and the Adrenalin Quarry near Liskeard. Mountain biking is available at Cardinham Woods near Bodmin.

The North Cornwall coastline is accessible at the popular harbour town of Padstow and at the sandy beaches of Polzeath and Constantine Bay, plus the former fishing village of Port Isaac made famous by the Doc Martin TV series.

The Farmhouse
Unlisted period 4-bedroom traditional farmhouse of slate roof and hung slate to elevations, with parts dating back to the 17th century. The property includes such features as open fireplaces, slate floors, beamed ceilings, and exposed roof trusses.

The accommodation on the ground floor comprises a hallway/study with built-in cupboard, alcove with shelving and slate floor. Inglenook stone fireplace with slate hearth with granite lintel housing wood burning stove and original bread oven.

Utility room with terracotta tiled floor, Belfast sink unit and built-in cupboard housing a new Worcester oil-fired boiler. Access to cloakroom with low-level WC.

Sitting room with painted beamed ceiling, spotlights, slate floor and stairs to first floor accommodation. Under stairs cupboard and inglenook stone fireplace with wooden lintel, housing a wood burning stove on a slate hearth with built-in bread oven.

Dining room with wooden floor, beamed ceiling and spotlights.

Shaker style kitchen with LPG gas range cooker, matching cooker extractor hood, ceramic tiled floor, roll-top work surfaces with inset 1.5 bowl sink unit and plumbing for dishwasher. Range of wall and base cupboards. Spotlights in ceiling. French doors leading out into open rear porch with glazed elevations and slate floor.

Garden room with slate floor and beamed ceiling accessed by French doors from the sitting room with windows to sides and French doors leading out onto rear gardens.

The first-floor accommodation comprises a split stairway leading to different parts of the house. Bedroom 1, dual aspect with wooden flooring, exposed roof trusses and a cast iron open fireplace with slate hearth. Built-in cupboard and door to a newly fitted en-suite shower room with a white suite of wash hand basin in vanity unit, tiled shower cubicle to ceiling with chrome drencher shower, chrome electric heated towel rail radiator, exposed wooden flooring, extractor fan and spotlights.

Bedroom 2, with window to rear with views over the surrounding countryside down the valley. Exposed wooden flooring. Exposed roof trusses. Cast iron open fireplace with slate hearth. En-suite bathroom with a white suite of low-level WC, pedestal wash hand basin, bath with shower over, chrome heated towel rail radiator and spotlights.

Bedroom 3 with exposed roof trusses, exposed wooden floor and cast-iron open fireplace with slate hearth.

Bedroom 4, dual aspect. Exposed wooden floor, exposed roof trusses and cast-iron open fireplace with slate hearth.

Bathroom with a white suite of pedestal wash hand basin, close-coupled WC, bath with shower over, built-in airing cupboard, exposed wooden flooring, extractor fan and spotlights.

To the rear of the house is a sheltered gravelled area providing seating with exposed stone walls and wood store. Accessed by French doors in the garden room and from the kitchen. Stream-fed feature pond which tiers down to the lake. The rear gardens are sloping with an orchard and mature trees that lead down to the lake where there is a wooden summerhouse overlooking the lake. The front gardens have an area of lawn with shrub borders and a gravelled area. A wooden gate and stone steps lead out onto the concrete farmyard. A cast iron gate leads out onto the road located next to the entrance porch.

The Cottages
Two character self-contained detached cottages which have been renovated to a high standard with fitted kitchens, modern white bathroom suites and LPG central heating. They retain characterful features such as beamed ceilings, stone fireplaces and some exposed stone walls with modern amenities such as a hot tub.

Outside
The land extends to 9.85 acres and is laid to pasture with two paddocks and areas of ancient, mature and newly planted woodland, orchards, a stream, water features and a lake.

The main entrance has a wooden five bar gate over a cattle grid that leads onto the concrete farmyard with parking for the two cottages. A timber fenced area houses the oil tank for the farmhouse and acts as a bin store for the house and cottages.

Within the complex of buildings, there is an open-fronted agricultural barn of 22.38m x 13.25m with a corrugated iron access door and a corrugated pedestrian door to side as well as a concrete and scapled floor, water, lighting and electricity.

Adjoining workshop of 9.32m x 6.46m with scalped floor, power and lighting.

The agricultural barn and workshop previously had planning permission for two holiday cottages (now lapsed), so have potential to be converted into additional holiday letting cottages or a leisure facility such as an indoor swimming pool complex for the site, subject to gaining the relevant planning consents.

To the rear of the agricultural barn is a timber chicken shed and access steps leading down to the lake.

The lake area is popular with guests providing a walk around the edge and a picnic table for guests to use as well as a hexagonal timber summerhouse.

The rear paddock provides mature woodland with a track for farm vehicles and is sloping. It has excellent views over the surrounding countryside and valley. The woodland has potential to offer a camping site or to add glamping units to provide extra income to the business.

There is additional gated access onto the lane, which could be used as an entrance for a glamping business if required.

The Business
- Comprising of two holiday letting cottages run on a limited season.
- The current owners run the cottages themselves, do the laundry in-house and do not employ any staff.
- No website at present and the business is promoted with limited advertising via Airbnb.
- The property is located near the coastline and the popular destinations of Polperro, Fowey and Looe which makes it an ideal location to explore the South East Cornwall coastline.
- The clients have professional careers and do not run a full season. The business is closed between October to March including the Christmas period and New Year.
- The business trades under the VAT limit.
- Gross turnover for the two holiday letting cottages in 2023/24 was £20,000 from a very limited season.
- Planning permission was granted for the demolition of a barn and erection of 2 holiday cottages and garage, planning reference: PA17/01014 from Cornwall Council dated 7th April 2017 to replace the agricultural barn; this planning permission has now lapsed.
- The property is set in 9.85 acres with a lake, stream and woodland and the land has potential to add glamping units subject to gaining the necessary consents to increase the turnover and the offering of the holiday cottage complex.
- Trading information can be provided to bona fide purchasers.

Method of Sale
The property is offered for sale by private treaty, inclusive of furnishings, equipment, fixtures and fittings in relation to the business, excluding any personal items.

Tenure & Possession
The freehold interest is being offered for sale with vacant possession available on completion.

Services
The property is serviced by mains electricity, a private water supply via a borehole and private drainage.
Super-fast broadband.
The farmhouse has oil-fired central heating.
The cottages have LPG central heating.
There are separate septic tanks for the farmhouse and cottages.

EPC Ratings
Coombe Farm House: Rated E.

Council Tax
Coombe Farm House: Band C.

Local Authority
Cornwall Council.

Viewings
Strictly by appointment with agents Carter Jonas.