OFFERS ARE TO BE RECEIVED BY MIDDAY WEDNESDAY 5TH JULY 2023.

Positioned within the Cornwall Area of Outstanding Natural Beauty and overlooking picturesque farmland, Holly Cottage is approached via roads that tunnel through the surrounding woodland, ablaze with bluebells during early summer and ever-changing through the year. Located within a plot of over one acre, the cottage provides an increasingly rare opportunity to renovate and redevelop an unspoilt rural property with fantastic access to both Truro and Falmouth.

PROPERTY
At the core of the property is a traditional 2 bedroom, 2 reception room cottage, benefitting from all the character features one would expect, such as fireplaces, sash windows and a pretty timber porch entrance. Over time Holly Cottage has been extended to include a double storey
extension that provides a large living room and a third, principal bedroom, as well as lean-to extensions to the rear and side that house the kitchen and bathroom. Centrally positioned within the plot and with clear opportunity to renovate, extend and remodel, subject to obtaining the
necessary consents, the plot extends to 1.08 acres. Consisting of a variety of garden areas immediately surrounding the property, including a wooded area and a courtyard of small outbuildings which could be used for agricultural, horticultural or personal uses, a 0.58 acre paddock encircled by mature trees is located to the rear of the cottage, accessed by a separate track and served by a further garage.

LOCATION
Holly Cottage is located on the periphery of the historic Enys Estate, one of the oldest in Cornwall, which along with other landed estates such as the former Carclew Estate, have ensured that the Mylor peninsula has retained a special atmosphere created by the large areas of woodland and well maintained and laid out farmland. Enjoying a quiet rural setting, the area also benefits from very easy access to the harbour towns of Falmouth and Penryn, the University of Exeter campus at Penryn, as well as the city of Truro. As such, the property benefits from proximity to a full array of professional services, administrative, retailand employment opportunities as well as private and state schooling for all ages and extensive leisure and
watersport activities.

The nearby village of Mylor Bridge, positioned at the head of Mylor Creek, is renowned for its strong community and wide range of services including Post Office, village store, butcher, fishmonger, public house, church, primary school
and array of community buildings and facilities. The creek runs out into the Fal Estuary past Mylor Churchtown, home to Mylor Harbour with its extensive range of mooring, berthing and maintenance facilities, public slipway, sailing clubs, café and restaurants.

METHOD OF SALE
The property is offered for sale by private treaty as a whole.

DESIGNATIONS
The property is located within an Area of Outstanding Natural Beauty.

TENURE & POSSESSION
Freehold, with vacant possession on completion.

SERVICES
Water – mains.
Electricity – mains.
Drainage – private (septic tank).
Heating – LPG gas, woodburner and open fire.

Replacement and enhancement of the services would be expected to be required as part of any renovation or redevelopment.

WAYLEAVES, EASEMENTS & RIGHTS OF WAY
The property is sold subject to, or with the benefit of all Wayleaves, Easements, Quasi Easements, Rights of Way, Covenants and Restrictions whether mentioned in these particulars or not.
A public right of way runs across the access driveway.

RESTRICTIVE COVENANTS
The property will be sold with the following covenants:
1. For use only as a single private residential dwelling.
2. Not to be able to object to the use of the neighbouring land to be used for agricultural, equine, horticultural, sporting or forestry purposes.
3. Not to use the property for any trade or business except for letting purposes or use as a home office on the property.
4. Not to cause nuisance or annoyance to owners of the retained land.
5. The buyer is required to block up any and all gateways on the property boundary within 3 months of completion.

BOUNDARIES
Boundaries will be jointly owned where bordering the vendor's retained land. The buyer will be responsible to ensure the boundaries remain stockproof.

SPORTING, TIMBER & MINERALS
Excluded.

EPC RATING
Band G.

LOCAL AUTHORITY
Cornwall Council, New County Hall, Treyew Road, Truro, Cornwall, TR1 3AY -
VIEWINGS
Viewings are strictly by appointment with the Agent.

DIRECTIONS
From the A39 take the turning signposted to Mylor Bridge at Barras Moor, then take the first right towards Enys Gardens. Take the second left-hand turning just before Enys Gardens, the turning for Holly Cottage is on the right at the bottom of the hill.

WHAT3WORDS
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