A well presented character Farmhouse with a large and enclosed garden, garage and ample off road parking. The quiet and tucked away property occupies a private setting yet within close proximity to St Austell Town Centre. The house has been updated throughout in recent years with Upvc double glazing, mains gas fired central heating throughout. There are three first floor bedrooms and one ground floor double bedroom with wet room off. There are also three versatile reception rooms. An early viewing is deemed essential to fully appreciate this beautiful family home. *PLEASE SEE AGENTS NOTES*. EPC - E

St Austell town centre is situated within easy reach and offers a wide range of shopping, educational and recreational facilities. There is a mainline railway station and leisure centre together with primary and secondary schools and supermarkets. The picturesque port of Charlestown and the award winning Eden Project are within a short drive. The town of Fowey is approximately 7 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 13 miles from the property.

Directions: - From St Austell town centre head down Truro Road to the traffic lights, turning right on to Gover Road. Pass the retail park on your left and continue approximately a quarter of a mile where the property can be located on the left hand side.

Accommodation: - All measurements are approximate, show maximum room dimensions and do not allow for clearance due to limited headroom.

Upvc double glazed door with upper obscure glazing allows external access into entrance porch.

Entrance Porch - 1.87 x 0.79 (6'1" x 2'7") - Carpeted flooring. Textured walls and door through to Lounge.

Lounge - 4.40 x 4.07 (14'5" x 13'4") - Upvc double glazed window to front elevation overlooking the private and enclosed grounds. Carpeted flooring. Radiator. BT OpenReach telephone point. Focal open fireplace with red brick backing, slate hearth and wooden mantle. Wood clad ceiling. Wall mounted spotlights. Television aerial point.

Sitting Room - 4.06 x 4.01 (13'3" x 13'1") - A delightful twin aspect room with Upvc double glazed window to front elevation and further Upvc double glazed window to side elevation both with deep recesses/window seats with Upvc double glazed door with upper obscure glazing allowing access to the enclosed side courtyard. Focal exposed slate fronted fireplace with granite feature mantel over and slate hearth housing a multi fuel burner. Carpeted flooring. Open back stairs leading to the first floor. Textured walls. Wood clad ceiling. Opening through to dining room. Two radiators.

Dining Room - 4.55 x 3.02 (14'11" x 9'10") - Another generous reception room with Upvc double glazed window to side elevation overlooking side enclosed courtyard, again with deep sill/window seat. High level enclosed fuse box. Tiled flooring. Opening through to kitchen. Door through to ground floor double bedroom. Two radiators. Continuation of the kitchen wall and base units and squared edge wood worksurfaces, incorporating breakfast bar offering additional kitchen storage options. Textured walls. Wood clad ceiling.

Kitchen - 5.51 x 2.39 - maximum (18'0" x 7'10" - maximum) - A well lit galley kitchen with Upvc double glazed windows to both side elevations and further Upvc double glazed door to side elevation allowing access to the enclosed courtyard. Updated matching wall and base units, squared edge worksurfaces, sink with matching draining board and central adjustable mixer tap. Water resistant cladding/splashback. Part wood clad walls. Space for kitchen appliances: fridge/freezer, cooker with gas point and fitted extractor hood above and splashback. The kitchen benefits from integral dishwasher and vinyl flooring. Textured ceiling.

Ground Floor Bedroom - 4.51 x 3.97 (14'9" x 13'0" ) - A generous ground floor bedroom with two large Upvc double glazed windows to side elevation, Upvc double glazed window to rear elevation and Upvc double glazed door with upper obscure glazing again to rear elevation allowing independent external access. Door through to wet room. Two doors open to provide access to a generous in-built wardrobe with further high level storage above. Radiator. This ground floor bedroom will greatly appeal to those with a dependant relative or teenager looking for their own space. The rear facing door opens providing access to the rear of the property with a nice enclosed area of lawn to the side, this would make a nice private garden for this room.

Wet Room - 1.60 x 1.19 (5'2" x 3'10") - Upvc double glazed window to rear elevation, offering privacy overlooking the bank to the rear of the property. Matching three piece shower suite comprising Low Level WC, ceramic hand wash basin and wall mounted shower. Tiled walls. Tiled flooring. Heated towel rail.

Landing - 2.20 x 2.24 - maximum (7'2" x 7'4" - maximum) - Doors off to bedrooms one, two, three and family bathroom. Further door opens to provide access to the fitted storage recess offering a great deal of storage facilities. Carpeted flooring. Loft access hatch.

Bedroom One - 4.47 x 4.08 (14'7" x 13'4" ) - Large Upvc double glazed window to front elevation offering a pleasant outlook over the spacious enclosed plot. Carpeted flooring. Radiator. Wood clad ceiling. Fitted wardrobe with three full length mirrored doors providing a great deal of storage facilities. To the right hand side of the wardrobes is a recess suitable for a dressing area complete with in-built lighting above.

Bedroom Three - 3.75 x 2.08 (12'3" x 6'9") - Upvc double glazed window to side elevation overlooking the enclosed side courtyard. Carpeted flooring. Radiator.

Family Bathroom - 2.26 x 1.93 (7'4" x 6'3") - Upvc double glazed window to side elevation with obscure glazing. Matching three piece bathroom suite comprising Low Level WC, ceramic hand wash basin and panel enclosed bath with central mixer tap and shower attachment. Tiled walls to water sensitive areas. Tile effect vinyl flooring. Radiator.

Bedroom Two - 2.85 x 2.82 (9'4" x 9'3") - Upvc double glazed window to side elevation. Carpeted flooring. Radiator. Fitted storage enclosure offering a great deal of shelved and hanging storage options.

Outside -

Accessed off Gover Road, and opposite the "Gover Greenspace" a drive leads up to provide access to a five bar gate with white pillars to either side. Upon opening the gate the driveway continues providing off road parking for numerous vehicles, and also providing access to the single garage located at the end of the drive.

Upon coming through the main entrance gate to the right hand side low level wood trellis fencing provides access to a manageable area of lawn with paved walkway across the side and rear of the property, the perfect spot for a private garden for the ground floor bedroom.

To the left hand side of the initial driveway is a further expanse of lawn well enclosed with established evergreen planting and shrubbery. To the side of the lawn are steps that lead down to an external access gate. At the top of the drive is the garage.

Garage - 6.21 x 3.06 (20'4" x 10'0") - Metal up and over garage door. Single glazed wood frame window to rear elevation providing a delightful outlook over the spacious rear garden. The garage benefits from the addition of light and power. There is an outdoor tap.

To the left hand side of the garage there is an attached overhang providing yet more covered storage facilities. The majority of the garden for the property is located to the rear of the garage. There is a metal shed to the left hand side.

The rear garden is laid to lawn with an elevated area of wooden decking to the right hand side, the garden then opens and flows down through with a hidden sunken rock area, central rock planting bed. To the lower end of the garden is a sunken pond, the boundaries are clearly defined and very well established with a great deal of beautiful established plants.

The garden flows around the side of the garage and to the far side of the plot is an elevated wooden shed, complete with fruit cage. A further elevated area of hardstanding/patio area. To the left hand side of the property is a delightful enclosed courtyard laid to hardstanding and providing access back through to the sitting room and second door through to the kitchen. A third external door provides access to an external store.

External Store - 1.75 x 1.97 (5'8" x 6'5") - With the benefit of light and power, located to the left hand side of the kitchen door, this store is currently utilised to house the current owners washing machine, tumble dryer and additional chest freezer. The store has additional wood storage shelves set within.

The beautiful enclosed courtyard area flows off of the side of the property brining the outdoors in. Steps then lead up to the wooden shed with two further elevated areas of lawn.

Council Tax Band - D -

Agent Note: - The property benefits from its own septic tank which serves just this property.