Attractive 4 bedroom farmhouse set within 2.92 acres of grounds with adjoining paddock running down to a stream. Part of a peacefully located 55 acres farm set in attractive countryside not far from the A30 and Launceston, with two dwellings, buildings with potential and productive riverside pasture. The farm is being initially marketed as a whole, or just the two 4 bedroom dwellings, each with their own adjoining paddock and the option to buy all or part of the remaining 55 acres. The remainder of land may be available after the sale of the two dwellings.

Situation - The farmhouse is situated approximately 5 miles north of Launceston and 0.5 miles east of the popular village of St Giles on the Heath. It lies in attractive rolling countryside on the Devon/Cornwall border, within easy reach of the well served town of Launceston and the A30, which provides a mainly dual-carriageway link between the Cathedral cities of Exeter and Truro.

St Giles on the Heath is a thriving and popular village with a village store, public house, school, good community spirit and various amenities. Launceston has a more extensive range of shopping, leisure and health facilities.

Introduction - The Farmhouse forms part of an attractive 54.89 acre farm which lies within a ringfence, with the farmstead set back from the road. A minor lane runs through the land and the River Carey (a tributary to the nearby River Tamar) forms the farm's western boundary. A disused railway line also runs through the land. There are no public rights of way crossing the property.

Initially, the farm is offered as a whole or just the two dwellings individually, with as many of the buildings and as much land as is practical to sell with them. Any residual land will then be marketed separately afterwards. A lotting plan and price list of the additional land and buildings is available upon request. The dwellings are both semi-detached.

Lotting - Lot 1: 4 Bedroom Farmhouse with 2.92 acres - £475,000

Lot 2: 4 Bedroom Cottage adjoining store/annex with 3.46 acres - £425,000

Whole: Farmhouse, Cottage, Farm Buildings and 54.89 acres - £1,530,000

The Farmhouse - A traditional 4 bedroom Devonshire dwelling with a wealth of features including an inglenook fireplace, exposed timber beams and timber floors. The floorplan illustrates the accommodation, but in brief the ground floor includes: a galley style kitchen with fitted wall and floor units with laminate worksurfaces over, utility room, dining room, sitting room, study, bedroom and bathroom. On the first floor there are 3 further bedrooms and a family shower room.

Additional Farm Cottage - Also available: a traditional and comfortable 4 bedroom dwelling with adjoining store/annex room. Again the property enjoys a wealth of traditional features including a large fireplace (not currently operational), timber floors and exposed timber beams throughout. The floorplan illustrates the accommodation, but in brief it includes: a spacious kitchen/diner with fitted pine wall and floor units with laminate worksurfaces over. A door leads to the rear garden. Next door is a large sitting room with part used as a study. On the first floor there are 4 bedrooms and a family bathroom and a shower room.

Garden And Land - Both dwellings have attractive gardens to the rear, mainly laid to beds.

The Farmhouse has a larger garden that wraps around the property with a large tin clad pole barn, poly tunnel and store building within.

The Cottage has a substantial building in the rear garden which currently serves as a very useful undercover large potting shed and store.

Both properties' grazing land runs right up to their rear gardens and consists of a single field divided to give both adjoining land. The Farmhouse (Lot 1) has land running down to the stream. Lot 2's land includes the wooded former railway line. The land is gently south facing and reasonably level.

Services - Both houses have mains water and electricity and septic tank drainage and are heated by oil boiler central heating fed radiators. The septic tank and mains water are shared. If sold separately, the Cottage will have to pay The Farmhouse owner for their water and 50% of the maintenance costs of the drainage system.

Directions - From Launceston take the A388 towards Holsworthy. On reaching the village of St Giles on the Heath, turn right beside the Pint and Post Inn. Continue out of the village to the bottom of the hill. Go over the small bridge and take the first turning right. Follow the road around numerous bends and after 700m, take the first drive on the right. This brings you into the courtyard and front of the Cottage. This is the best place to park when viewing please. (The farmhouse's main entrance is actually the next on the right.) A For Sale Board has been erected. What3Words///congratulations.decreased.amazed