St. Mabyn,
Bodmin, PL30 3BJ

Watergate House is a handsome Grade II listed Georgian residence of exceptional character and charm. Offered via the Modern Method of Auction.

Watergate House is a handsome Grade II listed Georgian residence of exceptional character and charm, occupying a private position in the heart of one of North Cornwall’s most desirable villages.

Beautifully proportioned and rich in period detail, the house combines elegant family accommodation with a separate cottage, landscaped gardens and outstanding leisure facilities.

Step through the wide front door and into a beautifully proportioned hallway. To either side are two gorgeous reception rooms, each centred around a fireplace with wood burners, their large sash windows filling the rooms with natural light. These are spaces made for winter evenings by the fire, quiet mornings with coffee, or gathering with family and friends.

Further along, the house reveals itself as a home designed for everyday living. The study, with its panelled walls, beams and garden access offers a setting for working from home or simply escaping with a book. Across the hall, the dining room catches the morning sun and leads into the kitchen, where granite worktops, slate floors and the warmth of the oil-fired AGA create the true heart of the house. Beyond lie the practical spaces that make country living effortless, a utility room, generous stores and the original larder.

Ascending the broad staircase, the sense of light and space continues. Four bedrooms provide flexible accommodation, with views over the gardens and surrounding countryside. The principal bedroom enjoys a peaceful outlook, while the remarkable studio offers an extraordinary creative retreat. Whether retained as a studio, transformed into a magnificent bedroom or adapted to suit individual needs, it is a truly unique space.

Outside, Watergate House comes into its own. Mature trees, shrubs and enclosed walls create a wonderfully private setting rarely found in the heart of one of North Cornwall’s most sought-after villages. The landscaped gardens invite long summer lunches, children’s adventures and peaceful moments in the sunshine.

Beyond, the detached pool house houses a superb 10-metre indoor heated swimming pool, transforming everyday life into something altogether more special. With wide terraces and doors opening onto the garden, it becomes the perfect backdrop for celebrations, entertaining or simply enjoying the tranquillity of the surroundings.

Attached to the rear of the house, yet enjoying a wonderful sense of independence, Rookery Cottage provides a highly versatile addition to Watergate House. Beautifully arranged as a self-contained one-bedroom cottage, it offers invaluable additional accommodation for visiting family and friends, allowing guests to enjoy their own private retreat while remaining closely connected to the main residence.

Ideally suited to multi-generational living, the cottage provides an excellent solution for dependent relatives, older children seeking greater independence, or as comfortable ancillary accommodation to complement the main house. Bright and welcoming, its open-plan living space and charming double bedroom beneath an impressive open A-frame ceiling enjoy delightful views across the gardens, enhancing its appeal as a peaceful and private retreat.

While the cottage is currently ancillary to the main residence and cannot be occupied or let separately, it also presents future potential, subject to the necessary consents, for a change of use that could create opportunities for supplementary income or investment.

This flexibility further enhances the lifestyle appeal and long-term versatility of this exceptional Georgian home. Opportunities to acquire a Georgian house of such character, scale and versatility in St Mabyn are exceptionally rare.

Auctioneers Comments:

This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold).
If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding.

A Buyer Information Pack is provided. The winning bidder will pay £349.00 including VAT for this pack which you must view before bidding.
The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax.

Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Any payment that will be received by the Agent or Auctioneer will be confirmed to you in writing before services are taken. Services are optional.