House For Sale £850,000
On this highly sought-after, private road of substantial, detached, individual properties, close to the beautiful Helford River and well served village of Mawnan Smith, a broad, individual bungalow of incredibly deceptive proportion, providing extensive, beautifully presented and extremely versatile accommodation, set within beautifully stocked and highly private surrounding gardens, with ample parking in addition to a large double garage of cavity block construction.
The Property
'Pobbles' was built, we understand, circa 1972, subsequent to which it has been extended and, by the present owners, dramatically improved to provide a substantial, detached, individual home of superb proportions, with extremely versatile, well appointed, five bedroom accommodation which, subject to minor modifications, could provide an annexe if required, suitable for a dependant relative etc, subject to any necessary consents.
Almost 'hidden' from this private, no-through lane, the property sits centrally within well stocked surrounding gardens which provide a high degree of privacy, differing areas of interest, and numerous, sheltered and extremely sunny sitting-out terraces, including a fabulous wraparound deck, immediately accessed from the living accommodation.
Ample parking for several vehicles is provided on a large forecourt, adjacent to which an 'upper side garden' could be adapted for additional boat/caravan storage etc if required. Furthermore, there is the large, attached garage - 15'11" x 23'11" (4.86m x 7.30m) - which we understand is built of cavity block construction (ideal therefore potentially for conversion, subject to planning), adjacent to which a boiler room provides ready access to a pressurised hot water system, oil boiler and inverter and control switching for the Photovoltaic panels which provide supplementary water heating in addition to a Feed-In Tariff.
Throughout, the accommodation is tastefully presented and well appointed with the comprehensive central heating system, replacement uPVC double glazing, plus hardwood casement doors onto the decking, coved ceilings with inset down-lighting, panelled doors, Quickstep flooring, glass-fronted log-burner, contemporary white sanitaryware and a bespoke kitchen with granite and oak worksurfaces and Miele and Neff appliances. In all, an exceptional family home, an early viewing of which is unhesitatingly recommended.
The Location
Budock Vean Lane is one of the area's most sought-after residential addresses, close to Budock Vean Hotel whose leisure amenities and golf course are just a short walk away. The beautiful tree-lined sailing waters of the Helford River are readily accessible from nearby Port Navas and Helford Passage, home of The Ferry Boat Inn and from where a passenger ferry leads to Helford Village and continuing South West Coast Path along the shoreline of The Lizard peninsula.
Just over one mile distant is the extremely well served village of Mawnan Smith, whose excellent day-to-day amenities include a doctors surgery, public house, convenience store, church, primary school, hairdressers, cafe, electrical store and craft workshops, together with a bus service to the port of Falmouth, a further five miles distant. National Trust Trebah and Glendurgan Gardens are 'on the doorstep', with a beautiful walk along the northern shoreline of the Helford River leading to Rosemullion Head, Falmouth Bay and the safe, sandy bathing beach at Maenporth.
The Accommodation Comprises
(all dimensions being approximate)
Reception Hall (5.64m x 2.24m (18'6" x 7'4"))
Entrance door with tall glazed screens to either side from the front gardens. A broad, light, welcoming reception area which opens into the inner hall. Radiator, panelled doors to the rooms.
Living Room (4.56m x 5.53m (14'11" x 18'1"))
A light, well proportioned, double aspect room with broad windows to both the front and side elevations, providing an attractive outlook over the surrounding, well stocked gardens. Glass-fronted Contura log-burner on broad polished granite hearth. TV aerial socket, radiator, built-in book shelving with, between, concealed, sliding, casement doors with obscure glass opening into the:-
Kitchen/Diner (7.47m x 3.09m (24'6" x 10'1"))
Another light, well proportioned, double aspect room with ceramic tiled flooring throughout.
Dining Area
Bi-folding hardwood doors, overlooking and opening onto the broad rear decking, and further, matching, double casement doors opening onto the side garden with sheltered pergola. Two radiators.
Kitchen Area
Most attractively appointed with a comprehensive range of contrasting white and grey painted Shaker-style units with polished granite worksurfaces between. Inset ceramic sink unit with mixer tap and cutlery drainer, Miele oven/grill with Neff five-plate induction hob over. Glazed splashback, concealed filter canopy, separate Miele combination oven, integrated Zanussi dishwasher. Broad peninsula unit with oak top, below which there is further deep drawers, shelving and integrated Bosch fridge unit. Broad window overlooking the rear gardens. TV aerial socket
Inner Hall (9.40m in length (30'10" in length))
Access to over-head loft storage area, radiator.
Utility Room (3.07m x 1.70m (10'0" x 5'6"))
Casement door and window to the rear gardens. Ceramic tiled flooring. Range of fitted white flush units with worksurface with inset stainless steel sink unit with mixer tap. Recesses below with plumbing for washing machine and freezer unit. Wall cupboards and tall broom cupboards, one housing electrical trip switching and central heating control panel. Radiator, part tiled walls.
Sitting Room (3.33m x 4.17m (10'11" x 13'8"))
A versatile room, ideal as a TV room, home office or further bedroom if required. Window overlooking the front gardens, radiator. TV aerial socket, telephone points, deep full height storage cupboard with hanging rail, shelving and lockers over.
Bathroom/Wc
Attractively appointed with a white four-piece suite comprising a pedestal wash hand basin with mixer tap, low flush WC, panelled bath with mixer tap and separate walk-in shower cubicle with Mira instant shower. Fully ceramic tiled walls, obscure window to the rear elevation, shaver socket, radiator. Ceramic tiled flooring, built-in full height airing cupboard with radiator and slatted linen shelving. Extractor fan.
Bedroom One (3.95m x 3.33m (12'11" x 10'11"))
First measurement to the front of a full depth of the room range of built-in mirror-fronted wardrobes with sliding doors. Broad window to the rear elevation overlooking the gardens, radiator, telephone point, door to:-
En-Suite Shower Room/Wc
Attractively reappointed with a contemporary white three-piece suite comprising a fully tiled shower cubicle with mains-powered shower and folding screen. Wash hand basin with mixer tap and low flush WC with concealed cistern set in broad vanity unit with cupboards below. Obscure window to the rear elevation, towel rail/radiator, shaver socket, extractor fan.
Bedroom Two (3.07m x 4.47m (10'0" x 14'7"))
First measurement to the front of a range of deep, full height, built-in wardrobes. Broad window to the front elevation, radiator, door to the:-
Shower Room/Wc
Contemporary white three-piece suite comprising a wash hand basin with mixer tap and low flush WC with concealed cistern set in vanity unit with cupboards below. Broad walk-in fully tiled shower cubicle with mains-powered shower. Extractor fan, shaver socket, part tiled walls, towel rail/radiator.
Bedroom Three (4.75m x 3.34m (15'7" x 10'11"))
Another particularly well proportioned bedroom; broad window to the front elevation, radiator, TV aerial socket.
Bedroom Four (3.72m x 2.59m (12'2" x 8'5"))
Window to the side elevation, radiator.
Bedroom Five/Study (2.97m x 1.98m (9'8" x 6'5"))
Window to the side elevation, radiator. Currently fitted with a high level desk with storage shelving above and below.
The Exterior
'Pobbles' enjoys a broad frontage to this private lane of detached, substantial and individual properties.
Front Gardens
Broad paved pathway continuing across the front of the property, providing direct and easy access to the front door, parking area and side gardens etc. Further shaped lawns and beautifully stocked border with many specimen conifers, azaleas, palms, and hydrangeas etc - providing a high degree of privacy from the private no-through road.
Lower Side Garden
Another charming, extremely private, sheltered and beautifully stocked garden area with broad paved terrace, shaped lawn and well stocked borders with an array of specimen trees and plants.
Sun Terracing
Bi-folding doors from the kitchen and dining room open onto a broad, wraparound timber sun deck with inset down-lighting, exterior power sockets, water tap and balustrading which overhangs a large rockery-edged fishpond below. Griselinia and conifer hedging. The sun terracing continues to the western side of the property where there is a pergola, further doors from the living accommodation, courtesy lighting and steps to the:-
Rear Gardens
Beautifully stocked, landscaped and sheltered, enjoying an extremely sunny southerly aspect with numerous sheltered and extremely private sitting-out areas. Close lap timber fence with griselinia hedging. Pergola with climbing roses and plants. Circular patio with clothes airer and rockery-edged beds. Shaped lawns, pathway continuing across the rear of the property providing ease of access to the garage, utility room and accommodation.
Upper Side Garden
Bordered by close lap timber fencing, profusely stocked with a wide range of mature shrubs and plants and with sheltered aluminium framed greenhouse. Granite retaining wall from the parking area, with this side garden area providing space for further parking or garaging if required, subject to consents, ideal for those with caravans and boats etc. Side pedestrian gate with covered store and uPVC oil storage tank leading to the:-
Parking
A large tarmacadam parking area sufficient for several vehicles leads to the attached garage, with level pathway, exterior courtesy lighting, leading to the front entrance door.
Garage (4.86m x 7.30m (15'11" x 23'11"))
A superbly sized garage, of cavity block construction under a pitched roof of matching concrete interlocking tiles. Double glazed windows to both the side and rear elevations. Light and power connected, electronic up-and-over door, outside cold water tap. Fronius Photovoltaic Inverter, opening into the:-
Boiler Room
Housing a Worcester oil fired boiler providing supplementary hot water and central heating with Immersun control panel. Porthole window to the front elevation, pressurised Gledhill stainless steel hot water cylinder with dual immersion heaters. Double glazed door to the rear gardens.
General Information
Services
Mains electricity and water are connected to the property. Septic tank drainage. Telephone points (subject to supplier's regulations). Oil fired central heating. Supplementary water heating is provided by Photovoltaic solar panels (in the vendor's ownership) which, we understand, provide a Feed-In Tariff of approximately £900 per annum.
Council Tax
Band F - Cornwall Council.
Tenure
Freehold.
Possession
Vacant possession upon completion of the purchase.
Viewing
Strictly by prior appointment with the vendor's Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone:
Directional Note
From the centre of Mawnan Smith, follow the signs to Budock Vean, Helford Passage and Port Navas. Proceed past Trebah and Glendurgan Gardens on the left-hand side, shortly after which continue past the left-hand turning to Helford Passage and the Ferry Boat Inn, continuing to follow the signs to Budock Vean. After a short distance, the entrance to the hotel will be found on the left-hand side, to the right of which is the entrance to Budock Vean Lane. 'Pobbles' is then found after a short distance on the left-hand side.
The Property
'Pobbles' was built, we understand, circa 1972, subsequent to which it has been extended and, by the present owners, dramatically improved to provide a substantial, detached, individual home of superb proportions, with extremely versatile, well appointed, five bedroom accommodation which, subject to minor modifications, could provide an annexe if required, suitable for a dependant relative etc, subject to any necessary consents.
Almost 'hidden' from this private, no-through lane, the property sits centrally within well stocked surrounding gardens which provide a high degree of privacy, differing areas of interest, and numerous, sheltered and extremely sunny sitting-out terraces, including a fabulous wraparound deck, immediately accessed from the living accommodation.
Ample parking for several vehicles is provided on a large forecourt, adjacent to which an 'upper side garden' could be adapted for additional boat/caravan storage etc if required. Furthermore, there is the large, attached garage - 15'11" x 23'11" (4.86m x 7.30m) - which we understand is built of cavity block construction (ideal therefore potentially for conversion, subject to planning), adjacent to which a boiler room provides ready access to a pressurised hot water system, oil boiler and inverter and control switching for the Photovoltaic panels which provide supplementary water heating in addition to a Feed-In Tariff.
Throughout, the accommodation is tastefully presented and well appointed with the comprehensive central heating system, replacement uPVC double glazing, plus hardwood casement doors onto the decking, coved ceilings with inset down-lighting, panelled doors, Quickstep flooring, glass-fronted log-burner, contemporary white sanitaryware and a bespoke kitchen with granite and oak worksurfaces and Miele and Neff appliances. In all, an exceptional family home, an early viewing of which is unhesitatingly recommended.
The Location
Budock Vean Lane is one of the area's most sought-after residential addresses, close to Budock Vean Hotel whose leisure amenities and golf course are just a short walk away. The beautiful tree-lined sailing waters of the Helford River are readily accessible from nearby Port Navas and Helford Passage, home of The Ferry Boat Inn and from where a passenger ferry leads to Helford Village and continuing South West Coast Path along the shoreline of The Lizard peninsula.
Just over one mile distant is the extremely well served village of Mawnan Smith, whose excellent day-to-day amenities include a doctors surgery, public house, convenience store, church, primary school, hairdressers, cafe, electrical store and craft workshops, together with a bus service to the port of Falmouth, a further five miles distant. National Trust Trebah and Glendurgan Gardens are 'on the doorstep', with a beautiful walk along the northern shoreline of the Helford River leading to Rosemullion Head, Falmouth Bay and the safe, sandy bathing beach at Maenporth.
The Accommodation Comprises
(all dimensions being approximate)
Reception Hall (5.64m x 2.24m (18'6" x 7'4"))
Entrance door with tall glazed screens to either side from the front gardens. A broad, light, welcoming reception area which opens into the inner hall. Radiator, panelled doors to the rooms.
Living Room (4.56m x 5.53m (14'11" x 18'1"))
A light, well proportioned, double aspect room with broad windows to both the front and side elevations, providing an attractive outlook over the surrounding, well stocked gardens. Glass-fronted Contura log-burner on broad polished granite hearth. TV aerial socket, radiator, built-in book shelving with, between, concealed, sliding, casement doors with obscure glass opening into the:-
Kitchen/Diner (7.47m x 3.09m (24'6" x 10'1"))
Another light, well proportioned, double aspect room with ceramic tiled flooring throughout.
Dining Area
Bi-folding hardwood doors, overlooking and opening onto the broad rear decking, and further, matching, double casement doors opening onto the side garden with sheltered pergola. Two radiators.
Kitchen Area
Most attractively appointed with a comprehensive range of contrasting white and grey painted Shaker-style units with polished granite worksurfaces between. Inset ceramic sink unit with mixer tap and cutlery drainer, Miele oven/grill with Neff five-plate induction hob over. Glazed splashback, concealed filter canopy, separate Miele combination oven, integrated Zanussi dishwasher. Broad peninsula unit with oak top, below which there is further deep drawers, shelving and integrated Bosch fridge unit. Broad window overlooking the rear gardens. TV aerial socket
Inner Hall (9.40m in length (30'10" in length))
Access to over-head loft storage area, radiator.
Utility Room (3.07m x 1.70m (10'0" x 5'6"))
Casement door and window to the rear gardens. Ceramic tiled flooring. Range of fitted white flush units with worksurface with inset stainless steel sink unit with mixer tap. Recesses below with plumbing for washing machine and freezer unit. Wall cupboards and tall broom cupboards, one housing electrical trip switching and central heating control panel. Radiator, part tiled walls.
Sitting Room (3.33m x 4.17m (10'11" x 13'8"))
A versatile room, ideal as a TV room, home office or further bedroom if required. Window overlooking the front gardens, radiator. TV aerial socket, telephone points, deep full height storage cupboard with hanging rail, shelving and lockers over.
Bathroom/Wc
Attractively appointed with a white four-piece suite comprising a pedestal wash hand basin with mixer tap, low flush WC, panelled bath with mixer tap and separate walk-in shower cubicle with Mira instant shower. Fully ceramic tiled walls, obscure window to the rear elevation, shaver socket, radiator. Ceramic tiled flooring, built-in full height airing cupboard with radiator and slatted linen shelving. Extractor fan.
Bedroom One (3.95m x 3.33m (12'11" x 10'11"))
First measurement to the front of a full depth of the room range of built-in mirror-fronted wardrobes with sliding doors. Broad window to the rear elevation overlooking the gardens, radiator, telephone point, door to:-
En-Suite Shower Room/Wc
Attractively reappointed with a contemporary white three-piece suite comprising a fully tiled shower cubicle with mains-powered shower and folding screen. Wash hand basin with mixer tap and low flush WC with concealed cistern set in broad vanity unit with cupboards below. Obscure window to the rear elevation, towel rail/radiator, shaver socket, extractor fan.
Bedroom Two (3.07m x 4.47m (10'0" x 14'7"))
First measurement to the front of a range of deep, full height, built-in wardrobes. Broad window to the front elevation, radiator, door to the:-
Shower Room/Wc
Contemporary white three-piece suite comprising a wash hand basin with mixer tap and low flush WC with concealed cistern set in vanity unit with cupboards below. Broad walk-in fully tiled shower cubicle with mains-powered shower. Extractor fan, shaver socket, part tiled walls, towel rail/radiator.
Bedroom Three (4.75m x 3.34m (15'7" x 10'11"))
Another particularly well proportioned bedroom; broad window to the front elevation, radiator, TV aerial socket.
Bedroom Four (3.72m x 2.59m (12'2" x 8'5"))
Window to the side elevation, radiator.
Bedroom Five/Study (2.97m x 1.98m (9'8" x 6'5"))
Window to the side elevation, radiator. Currently fitted with a high level desk with storage shelving above and below.
The Exterior
'Pobbles' enjoys a broad frontage to this private lane of detached, substantial and individual properties.
Front Gardens
Broad paved pathway continuing across the front of the property, providing direct and easy access to the front door, parking area and side gardens etc. Further shaped lawns and beautifully stocked border with many specimen conifers, azaleas, palms, and hydrangeas etc - providing a high degree of privacy from the private no-through road.
Lower Side Garden
Another charming, extremely private, sheltered and beautifully stocked garden area with broad paved terrace, shaped lawn and well stocked borders with an array of specimen trees and plants.
Sun Terracing
Bi-folding doors from the kitchen and dining room open onto a broad, wraparound timber sun deck with inset down-lighting, exterior power sockets, water tap and balustrading which overhangs a large rockery-edged fishpond below. Griselinia and conifer hedging. The sun terracing continues to the western side of the property where there is a pergola, further doors from the living accommodation, courtesy lighting and steps to the:-
Rear Gardens
Beautifully stocked, landscaped and sheltered, enjoying an extremely sunny southerly aspect with numerous sheltered and extremely private sitting-out areas. Close lap timber fence with griselinia hedging. Pergola with climbing roses and plants. Circular patio with clothes airer and rockery-edged beds. Shaped lawns, pathway continuing across the rear of the property providing ease of access to the garage, utility room and accommodation.
Upper Side Garden
Bordered by close lap timber fencing, profusely stocked with a wide range of mature shrubs and plants and with sheltered aluminium framed greenhouse. Granite retaining wall from the parking area, with this side garden area providing space for further parking or garaging if required, subject to consents, ideal for those with caravans and boats etc. Side pedestrian gate with covered store and uPVC oil storage tank leading to the:-
Parking
A large tarmacadam parking area sufficient for several vehicles leads to the attached garage, with level pathway, exterior courtesy lighting, leading to the front entrance door.
Garage (4.86m x 7.30m (15'11" x 23'11"))
A superbly sized garage, of cavity block construction under a pitched roof of matching concrete interlocking tiles. Double glazed windows to both the side and rear elevations. Light and power connected, electronic up-and-over door, outside cold water tap. Fronius Photovoltaic Inverter, opening into the:-
Boiler Room
Housing a Worcester oil fired boiler providing supplementary hot water and central heating with Immersun control panel. Porthole window to the front elevation, pressurised Gledhill stainless steel hot water cylinder with dual immersion heaters. Double glazed door to the rear gardens.
General Information
Services
Mains electricity and water are connected to the property. Septic tank drainage. Telephone points (subject to supplier's regulations). Oil fired central heating. Supplementary water heating is provided by Photovoltaic solar panels (in the vendor's ownership) which, we understand, provide a Feed-In Tariff of approximately £900 per annum.
Council Tax
Band F - Cornwall Council.
Tenure
Freehold.
Possession
Vacant possession upon completion of the purchase.
Viewing
Strictly by prior appointment with the vendor's Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone:
Directional Note
From the centre of Mawnan Smith, follow the signs to Budock Vean, Helford Passage and Port Navas. Proceed past Trebah and Glendurgan Gardens on the left-hand side, shortly after which continue past the left-hand turning to Helford Passage and the Ferry Boat Inn, continuing to follow the signs to Budock Vean. After a short distance, the entrance to the hotel will be found on the left-hand side, to the right of which is the entrance to Budock Vean Lane. 'Pobbles' is then found after a short distance on the left-hand side.
