A characterful 6 bedroom Grade II Listed former farmhouse, as well as a self-contained 1 bedroom annexe, stone/cob barn with planning permission for 2 holiday cottages, former cattery business, double garage and other useful outbuildings. The gardens and grounds, which total circa 4.5 acres, are delightful and suitable for a variety of purposes. An opportunity for prospective purchasers to acquire a quintessential former farmhouse with huge additional income/value -add potential, on the immediate outskirts of Budock Water, close to Falmouth, Swanpool Beach and Maenporth.

The Location - 'Roscarrack Farm' occupies an idyllic setting within Maen Valley on the outskirts of the village of Budock Water and close to the bustling seaside town of Falmouth. The property's convenient yet 'tucked away' location is one of its best selling points.

The village of Budock Water is situated less than a mile from the outskirts of the port of Falmouth - regularly voted as one of the best places anywhere to live in the UK. The village has a church, public house and newsagent/general stores. St Mary's and St Francis junior schools are just a few minutes' drive away, as is Falmouth's secondary school; well regarded Penryn School is also nearby. The amenities of Falmouth town are within easy driving distance. Nearby beaches include Swanpool and Maenporth, with countless rural walks on the property's doorstep. The cathedral city of Truro is some twenty minutes' drive away, with a main-line rail link to London Paddington, offering private and state schooling, and serving as the county's commercial centre.

The Property - The former farmhouse (main residence) is an endearing property arranged over ground and first floors and encompassed by a pitched tiled roof, comprising on the ground floor: living room, kitchen, pantry, study, sitting room, bathroom, boot room and separate shower room. On the first floor are five bedrooms and a family bathroom. The property boasts many original, quintessential features, including granite flagged and slate flooring, raised granite dais on which stands an oil fired Aga, and exposed beamed ceilings. Throughout, the property is tastefully and thoughtfully presented.

The annexe ('Long Barn') is an impressive property, boasting characterful features in excellent order, and comprises: living room with high vaulted ceiling and A-frame timber trusses, kitchen, bathroom, bedroom and allocated external courtyard and lawned garden. A fabulously presented self-contained annexe which would suit those looking to house relatives or generate an additional income stream.

The stone/cob barn, with two entrance doors and a pitched corrugated roof, has planning permission for conversion to two holiday cottages. Cornwall Council Planning Portal reference: PA10/03878. Informal advice has really been provided which indicates the building may be suitable as a permanent residential dwelling, subject to planning and the necessary consents.

'The Cattery', a purpose-built single storey timber clad building erected in 2010, comprises sixteen cat pens with open cage fronts and each with a window. There is also a kitchen/office with cupboards, worktops and sink.

In addition, there are three further outbuildings: a double garage and two large workshops/garages with power supply.

The Exterior - 'Roscarrack Farm' benefits from four separate vehicular access points. The primary entrance leads into the central courtyard, which is a broad concreted area providing parking and turning space for many vehicles. The private gardens and grounds total approximately four and a half acres and are bordered by mature trees, comprising smaller garden areas and larger fenced paddocks. A true rarity within such close proximity to Falmouth.

General Information -

Services - Mains electricity and water. Private drainage. Telephone points (subject to supplier's regulations). Oil fired central heating.

Council Tax - Band E - Cornwall Council.

Tenure - Freehold.

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

Directional Note - Driving along Bickland Water Road, heading towards Swanpool and Maenporth, away from the A39, continue over the mini roundabout which passes the Swanvale development on the left-hand side. Continue for approximately 500' and take the first turning on the right-hand side onto Roscarrack Road. After approximately 0.2 miles, 'Roscarrack Farm' will be found on the left-hand side.