This incredibly versatile 4.2 acre smallholding (no agricultural tie) offers a great combination comprising a superbly presented, 2 reception room plus office, 3 bedroom, individual house with an equally well-appointed and adjoining 1 double bedroom ground floor annexe with conservatory. Both properties are perfectly complemented by outstanding landscaped gardens along with a versatile range of outbuildings including a 37ft x 25ft general purpose store shed, approximately 1300sq ft of block built outbuilding with potential for a holiday let, subject to planning consents, and a purpose built stable block. The land comprises an adjoining 0.8 acre paddock, whilst on the opposite side of the road is a level 3 acre field with stables, and mains water and electricity connected. EPC=D
THE ACCOMMODATION COMPRISES (all mesurements are approximate):- "Leaded" PVCu double glazed door leading to:
ENTRANCE HALL Oak floor. Radiator.
LOUNGE 18'5" x 15' (5.61m x 4.57m). This super reception room is very much the heart of the house and has a high vaulted ceiling where 2 "Velux" double glazed windows flood the room with natural light. Radiator. 2 sets of French doors, and window to rear. Downlighters.
DINING ROOM 13' x 10'9" (3.96m x 3.28m). Oak floor. PVCu double glazed window to rear. Radiator. Inset multi-fuel log burner with a slate hearth.
OFFICE 6'10" x 4'7" (2.08m x 1.4m). Oak floor. Fitted desks and shelves.
KITCHEN/BREAKFAST ROOM 17'9" (5.4m) max x 9'9" (2.97m) max.. This very well-appointed kitchen has an attractive "slate effect" ceramic tiled floor. PVCu double glazed window, and door to front. Radiator. Extensive worksurfaces incorporating a Breakfast Bar with a good range of matching oak base and wall units with concealed lights. Space for plumbed in fridge/freezer. Integral "Bosch" dishwasher. Wine rack. Shelved recess. Radiator. Downlighters. "Belling" electric Range with matching illuminated extractor. Tiled splashbacking.
UTILITY ROOM 8' x 5'5" (2.44m x 1.65m). Laminate tiled floor. PVCu double glazed window to side. Multi-rung radiator. Inset stainless steel sink. Matching base and wall units. Plumbing for washing machine. Tiled splashbacking. Downlighters.
GROUND FLOOR BATHROOM Laminate tiled floor. PVCu double glazed window to front. Multi-rung radiator/towel rail. 3 piece white suite with a "Victorian style" tap shower fitting. Downlighters.
INNER HALL PVCu double glazed window to front. Radiator. Stairs rising to First Floor.
UNDERSTAIRS "SEWING/CRAFT ROOM" 4'6" x 3'10" (1.37m x 1.17m). Worktop. PVCu double glazed window.
FIRST FLOOR LANDING PVCu double glazed window to front. Electric radiator. Built-in cupboard with modern hot water cylinder.
MASTER BEDROOM 10'8" x 9'11" (3.25m x 3.02m). PVCu double glazed window overlooking the garden and paddock. Radiator.
EN-SUITE CLOAKROOM White low level WC and wash hand basin. Downlighters.
BEDROOM 2 13' x 10'7" (3.96m x 3.23m). PVCu double glazed window to side with countryside views. Radiator. Oak wardrobes to one wall.
BEDROOM 3 8'1" x 7'10" (2.46m x 2.39m). PVCu double glazed window to front. Radiator.
SHOWER ROOM PVCu double glazed window to side overlooking the garden and field. 2 piece white suite, and a tiled shower cubicle with an "Aqualisa" shower. Multi-rung towel rail. Downlighters.
THE ANNEXE Arranged over the Ground Floor it perfectly complements the main residence, and is absolutely ideal for dependent relatives or providing ancillary accommodation to the main home. It has its own separate entrance as well as an interconnecting door to the main house.
PVCu double glazed door with attractive leaded kingfisher motif leading to:
ENTRANCE HALL - Built-in cloaks cupboard. Built-in airing cupboard housing a "Baxi" LPG boiler. Radiator.
LOUNGE - 14' x 10'8" (4.27m x 3.25m). PVCu double glazed window to front. Radiator. French doors to:
CONSERVATORY 17' x 8'2" (5.18m x 2.5m). PVCu double glazed windows and doors under an angled polycarbonate roof. Radiator.
KITCHEN/DINER 11'6" x 7'4" (3.5m x 2.24m). PVCu double glazed window to rear. Door to Conservatory. "Woodblock effect" worksurfaces with matching base and wall units. Space for fridge/freezer. Stainless steel sink. "Beko" electric cooker with stainless steel extractor. Plumbing for washing machine.
BEDROOM 13' x 10' (3.96m x 3.05m). Laminate oak floor. 2 PVCu double glazed windows to side. Radiator.
"WET ROOM STYLE" SHOWER ROOM Attractive tiled splashbacking. Opaque PVCu double glazed window. Multi-rung towel rail. 2 piece white suite, and a walk-in shower area with glazed screen to one side. Downlighters.
OUTSIDE A pair of twin timber 5 bar gates give excellent access to a large concrete/stone yard which provides extensive parking. From here there is good access to the following outbuildings:
OUTBUILDING 1 Block built walls and concrete floors under a gabled profile sheet roof. It is divided into 3 sections offering in total approximately 1300 square foot of floor area. Whilst at present it provides excellent general purpose/agricultural storage, it is thought potentially in the future to have scope for a holiday annexe subject to consents.
OUTBUILDING 2 - SMALL TRADITIONAL BARN 11'10" x 8'3" (3.6m x 2.51m). Concrete floor. Tiled roof.
OUTBUILDING 3 37' x 25' (11.28m x 7.62m). Block built under a profile sheet roof. Divided into 2 with light and power connected.
THE GARDENS Without doubt an outstanding feature of the residence are the beautifully landscaped and well stocked gardens which have been established by the present vendors during their ownership. There are extensive lawns with well stocked borders, one of which has a feature stone Well, all linked by a concrete path. Well established young fruit and apple trees. The Annexe has its own garden with timber garden shed, raised pine deck, lawn, and well stocked borders with a great collection of plants. Further level grassed area which currently has been used for a caravan, and adjoining this is a well fenced and productive kitchen garden with raised beds, fruit cage, and aluminium greenhouse. Secure chicken area with chicken house. Finishing the property on this side of the road is a paddock extending to approximately 0.8 acres.
THE LAND The main block of land is literally just a few steps opposite on the other side of the parish road where you will find a 3 acre field with PURPOSE BUILT STABLE BLOCK with 3 LOOSE BOXES being about 12'0 x 10'0 (3.66m x 3.05m), and a FEED STORE/TACK ROOM. There is stone hardstanding to the front of the stables and this area benefits from mains water and electricity being connected.
SERVICES Mains water and electricity. Private drainage.
COUNCIL BANDS Main House: Band 'C'. Annexe: Band 'A' (please note these council bands may be subject to reassessment).
EPC RATING Rating D.
From Holsworthy proceed on the A3072 Bude road and after about 3 miles, upon reaching Burnards House, take the left hand turning signed Bridgerule. Follow this road for about a mile and upon reaching Hillsborough Cross turn left, whereupon the entrance to Cob Tree Cottage will be found immediately on the right hand side with a Bond Oxborough Phillips 'For Sale' notice clearly displayed.