A substantial, detached, modern 'country house', originating c. 1921, remodelled, dramatically extended and fully reappointed in 2014, now providing exceptionally spacious, superbly appointed and highly versatile accommodation, set within glorious, gated, gardens and grounds of 2.15 acres, enjoying panoramic views to Falmouth Harbour, the Carrick Roads and miles of surrounding countryside.

The Property - Understood to have been constructed circa 1921, 'Boswin' has been the subject, since 2014, of a massive, comprehensive, no expense spared programme of extension and improvement works to create what is, undoubtedly, one of the area's finest individual homes.

'State of the art' fittings are included throughout with electric vehicle charging point, biomass heating to the main house, supplemented by solar panelling, and air source heating for the annexe. All main reception rooms open directly onto extensive, wrap-around terracing, with most bedrooms also enjoying the magnificent, panoramic, far-reaching views, 3 of which open directly onto a glass-fronted balcony.

A detached annexe benefits from its own independent access with supplementary parking area and is ideal for those with a dependent relative and visiting friends etc. The leisure room features a heated 'resistance' pool with space for gym equipment etc, and the large, detached double garage/workshop, built of cavity block construction, provides great scope for further uses, subject to all necessary consents. Extensive parking is provided for many vehicles, ideal therefore for those with caravans and boats etc.

The Gardens And Grounds - These, quite frankly, are outstanding!, extending to 2.15 acres, the owners, as with the house, having undertaken all works regardless of cost.

A gated entrance opens onto a circular gravelled driveway which provides direct, easy and level access to the accommodation and garaging. Beautifully stocked borders contain a mass of flowering shrubs and specimen trees including rhododendrons, azaleas, camellias, hydrangeas and acers etc. Sweeping and beautifully kept lawns gently slope to the front boundary, and an extensive limestone wrap-around terrace is ideal for entertaining, with doors opening from all main reception rooms. The kitchen garden contains a polytunnel, fruit bushes, raised planters, and an orchard, with a mass of produce including potatoes, onions and all manner of other vegetables, melons, tomatoes and an abundance of other fruits - perfect for those seeking a high degree of organic self-sufficiency.

The Accommodation Comprises - (all dimensions being approximate)

Gabled Entrance Porch - Granite paving leading to the bespoke hardwood double glazed entrance door, with matching side panel, opening into the:-

Reception Hall - Oak flooring, oak doors with glazed panelling to the reception rooms. Large built-in cloaks cupboard, broad, easy-rising turning staircase with glazed balustrading rising to the part galleried first floor landing, under-stair cupboard.

Lounge - 9.13m x 3.94m (29'11" x 12'11") - Second measurement deepening to 20'6" (6.25m). A superbly proportioned, light, double aspect living room with double casement doors and walk-in square bay window to the front elevation - enjoying a lovely outlook over the gardens to miles of surrounding countryside from Nare Head to Falmouth Bay. Window to the side elevation overlooking the gardens, oak flooring throughout, low voltage light sockets, full height chimney breast in grey slate with inset glass-fronted log-burner. TV, telephone and satellite sockets. Ceiling speakers.

Snug/Dining Room - 3.79m x 3.96m (12'5" x 12'11") - Second measurement excludes a broad walk-in square bay window to the front elevation, enjoying a delightful outlook over the beautifully landscaped and stocked gardens to Falmouth Harbour, Flushing, deep sailing waters of the Carrick Roads, Roseland peninsula, miles of surrounding countryside and out to sea. Oak flooring, fireplace with cut granite mantel and raised slate hearth with glass-fronted log-burner. Telephone, TV and satellite sockets.

Study - 2.79m x 3.86m (9'1" x 12'7") - Another light, versatile room with window to the rear elevation overlooking the grounds. Oak flooring, fireplace with oak mantel and raised slate hearth.

Kitchen/Dining/Living Room - 6.18m x 8.67m (20'3" x 28'5") - Another extremely well proportioned light, double aspect living room with broad glazed screen providing magnificent views once again, over the gardens and grounds to Falmouth, the harbour, Carrick Roads, Roseland peninsula, Falmouth Bay and countryside. Window with granite sill and folding doors to the side elevation opening directly onto the extensive paved patio. Travertine-effect marble flooring throughout.

Living/Dining Area - One wall in textured slate with TV recess.

Kitchen Area - Extensive range of high-gloss cream-painted units with broad brushed steel handles, ample worksurfaces and complementary small tiled splashbacks. Central island unit with breakfast bar and inset Bosch five-ring gas hob with feature stainless steel extractor hood over. Cupboards under with carousels. Split level Bosch double oven/grill with warming tray, further cupboards above and below and, to one side, Bosch microwave and convection oven. Glass-fronted display cabinets, inset Franke stainless steel sink unit with mixer tap, integrated fridge and Bosch dishwasher. Tall Hotpoint fridge unit, wine shelving.

Rear Lobby - Door to the side terracing. Travertine-effect flooring.

Ground Floor Cloaks/Shower Room - Attractively appointed with a contemporary white suite comprising a wall hung WC with concealed dual cistern, wall hung wash hand basin with mixer tap, walk-in shower cubicle with mains-powered shower. Fully ceramic tiled walls, extractor fan.

Utility Room - 3.17m x 2.55m (10'4" x 8'4") - A large ancillary area with window to the rear elevation, Travertine-effect tiled flooring and extensive range of fitted units including tall larder/broom cupboards. Two built-in wall cupboards, one housing electrical trip switching and Heatmiser PV control panel. Broad worksurface with inset Franke sink unit with mixer tap and hand held shower attachment. Recesses for additional white goods.

First Floor -

Landing - Part galleried with glazed balustrading continuing from the reception hall. Tall window to the rear elevation at mid landing, access to extensive over-head loft storage area, built-in double linen cupboard, radiator, Velux roof lights, additional linen cupboards.

The Master Bedroom Suite - A superb suite of rooms comprising a large bedroom, walk-in dressing room, private bath/shower room and private lounge or child's nursery etc.

Bedroom (One) - 3.84m x 5.62m (12'7" x 18'5") - First measurement excluding lobby from the landing. Double aspect with window to the side elevation overlooking the grounds and surrounding countryside, and double picture window to the front with tilt-and-turn door opening directly onto the balcony, providing magnificent garden, countryside, harbour and sea views. Low voltage light sockets, radiator, telephone point.

Walk-In Dressing Room - Fully fitted with hanging rails, shelving and drawers, light and power connected. Velux roof window providing additional natural light.

Bath/Shower Room - Superbly appointed with a white, contemporary, four-piece suite comprising a moulded bath with mixer tap, broad wash hand basin with mixer tap and cupboard under, wall hung WC with dual flush and concealed cistern, fully tiled, dual head shower cubicle with curved glazed screen. Window to the side elevation with far-reaching views to Falmouth Bay. Ceramic tiled walls and floor, tall towel rail/radiator.

Private Lounge/Nursery (Potential Sixth Bedroom) - 5.62m x 3.18m (18'5" x 10'5") - Another highly versatile room, double aspect, with attractive views over the well stocked gardens. Radiator, TV, satellite and low voltage sockets.

Bedroom Two - 4.89m x 3.93m (16'0" x 12'10") - First measurement includes a broad range of full height wardrobes with mirror-fronted door. Double picture window to the front with tilt-and-turn door opening directly onto the balcony and enjoying the panoramic views. TV aerial socket, radiator.

Bedroom Three - 3.77m x 3.94m (12'4" x 12'11") - Double picture window to the front with tilt-and-turn door opening directly onto the balcony, again enjoying panoramic views. Radiator, built-in full height double wardrobe, TV aerial socket.

Guest Berdroom Suite - Another superb 'private' suite with large bedroom, walk-in dressing cupboard and private shower room.

Bedroom (Four) - 6.35m x 4.32m (20'9" x 14'2") - Another light, double aspect room with window to the side elevation and double breadth screen with tilt-and-turn window, again enjoying the magnificent, panoramic, far-reaching countryside, estuary and sea views. Glazed balustrade. Radiator, low voltage light sockets, telephone and TV aerial sockets.

Walk-In Dressing Cupboard - Built-in shelving and extensive hanging areas, radiator.

Private Shower Room - Contemporary white suite comprising a wall mounted WC with dual flush and concealed cistern, broad wash hand basin with mixer tap and cupboard under, walk-in shower cubicle with dual head shower. Fully ceramic tiled walls and flooring, shaver socket, extractor fan, tall towel rail/radiator.

Bedroom Five - 6.35m x 3.86m (20'9" x 12'7") - Broad window to the rear elevation overlooking the grounds, radiator, access to over-head loft storage area, TV aerial socket, built-in double wardrobe.

En-Suite Shower Room - Again, attractively appointed with a contemporary white suite comprising a wall hung low flush WC, broad wash hand basin with mixer tap and walk-in shower cubicle with mains-powered shower. Fully ceramic tiled walls and flooring, extractor fan, tall towel rail/radiator, shaver socket.

The Exterior - Boswin's extensive gardens and grounds extend, we understand, to approximately two and a half acres or thereabouts.

Entrance And Driveway - From the approach lane, a broad opening with granite retaining walls and double granite gateposts with electric hardwood gates opens onto an extensive gravelled parking area with central, granite-edged, raised lawn with central cherry tree. The driveway providing direct and almost completely level access to the accommodation with granite paving leading to the gabled porch with courtesy lighting, outside power points and cold water tap.

Boiler Room - 5.70m x 5.60m (18'8" x 18'4") - The 'engine room' of the house, with pressurised hot water cylinders, Windhager Biomass boiler, Fronius inverter and electrical main, sub-main and trip switching. Extensive storage, light and power connected, electronic roller door.

Driveway Gardens - The circular gravelled driveway is bordered by a deep and extremely well stocked shrubbery with many mature specimen plants including bamboos, acers, camellias, tree ferns, rhododendrons, azaleas and pittosporum etc.

Detached Garage/Workshop - 9.68m x 6.40m (31'9" x 20'11") - Of cavity block construction, suitable for a variety of alternative uses, subject to all necessary consents. Twin electronic roller doors. Double glazed windows to both side elevations, light and power connected, gardener's WC with low flush WC and wash hand basin.

Side And Front Terracing - There is an extensive wrap-around limestone terrace which extends the full depth of the side of the house and continues across the full breadth of the frontage, providing an immense outside sitting and entertaining area with beautiful views enjoyed over the gardens and grounds to Falmouth, the estuary and sea beyond. Courtesy lighting, gabled entrance to the side lobby, outside power points, granite retaining wall with gateway from the driveway.

Swimming Pool/Games Room/Party Room - 10.00m x 4.60m (32'9" x 15'1") - Heated resistance pool, 11'9" (3.60m) ceiling height with exposed trusses, broad double glazed screens and bi-folding doors opening onto the limestone terracing. TV aerial socket, radiator, shower area. Additional roof lights.

Utility/Boiler Room - 4.65m x 3.25m (15'3" x 10'7") - Another extremely useful ancillary area used as a warm storage room, utility and boiler room for the swimming pool, with pump, filter unit and hot water cylinder etc. Fitted shelving, storage cupboards, space for fridge/freezer, butler-style sink with hardwood draining boards to either side with space and plumbing for washing machine and tumble dryer etc. Velux roof light, loft storage area.

Annexe -

Lounge Area - 4.53m x 4.60m (14'10" x 15'1") - A light double aspect room with door and window to the gardens and double casement doors opening onto a side terrace with views over to Falmouth, the estuary, surrounding countryside and sea beyond. Hardwood-effect flooring, radiator, glass-fronted log-burner.

Kitchen Area - Gas hob, oven, butler-style sink, space for washing machine and integrated fridge unit. Timber worksurfaces, retro tiled splashbacks, extractor canopy, glass-fronted display cabinet.

Bedroom - 2.90m x 4.46m (9'6" x 14'7") - Radiator, built-in wardrobes, one with mirror-fronted door, hardwood-effect flooring.

Shower Room - Contemporary white suite comprising a low flush WC, wash hand basin and walk-in shower cubicle with dual head shower. Part ceramic tiled walls, tall towel rail/radiator.

Annexe Exterior - To the side of the property there is an area of level lawn with shed and raised area of decking for use of the annexe.

Additional Driveway And Annexe Parking - Benefiting from independent access off the approach road, again with granite retaining walling to either side. Galvanised gate opening onto a large gravelled parking area sufficient for several vehicles, ideal for those with boats, camper van, trailers etc. Gateway onto the gardens with gravelled pathway continuing to the annexe.

Formal Front Lawns - Boswin has a magnificent, extensive and mainly lawned front garden which extends to the granite stone walling along the front boundary. Magnificent views are once again enjoyed to Falmouth, its harbour, the estuary, Falmouth Bay and over many miles inland to Nare Head. Beautifully stocked shrub borders contain a mass of colourful, mature flowering shrubs and specimen plants including further camellias, rhododendrons, hydrangeas, azaleas, maples, ferns and fuchsias etc. Adjacent to the front terracing there is a large carp pond with beautifully stocked edging. The lawns continue to the southern side of the house and underneath a magnificent macrocarpa pine tree, beyond which the beautifully tended lawns extend to the side boundary. These lawns are interspersed with specimen trees and plants including fruit trees, palms and further well stocked borders.

The Kitchen Garden - Paved patio, broad gravelled path providing direct and easy access from the entrance driveway and garage block. Numerous raised planters providing a mass of homegrown vegetables, strawberry plants and various fruit bushes. Polythene poly tunnel for tomato plants and propagator etc. Cold water taps. Animal proof fencing, lawned orchard area. Two timber stores - 11'5" x 7'6" (3.50m x 2.30m) and 19'4" x 9'4" (5.90m x 2.86m) - one used as a machinery store with power connected.

General Information -

Services - Mains electricity and water are connected to the property. Private septic tank drainage. Biomass heating to the main accommodation - underfloor to the ground floor. Air source heat pump for the annexe, pool and laundry. Supplementary solar panelling. Bottled Propane gas to the kitchens in the main house and annexe.

Council Tax - Band F - Cornwall Council.

Tenure - Freehold.

Epc Rating - C - 73/82.

Viewing - Strictly and only by prior telephone appointment with the vendors' Joint Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone:[use Contact Agent Button].

Directional Note - From the direction of Truro, continue on the A39 to Falmouth. At Treluswell Roundabout, continue straight across following the signs to Falmouth. Within .5 of a mile, you will pass the turning to Roskrow on the right-hand side, after which the entrance to 'Boswin' will be found, also on the right-hand side, within approximately 250 metres.