* VIDEO TOUR AVAILABLE UPON REQUEST *
Nestled in the heart of the much sought after Village of Luxulyan enjoying fabulous Countryside views and available for the first time in approximately 40 years, is this deceptively spacious family home with two reception rooms and kitchen to ground floor, bathroom, separate WC and three double bedrooms to the first floor. Further staircase up to the loft room bedroom. Benefitting from off road parking to the rear, large garden with outbuildings. Viewing is highly recommended to appreciate the fabulous views, space and position within the Village. EPC - F

Location - The popular village of Luxulyan offers a range of local amenities including a post office, public house, primary school, church and branch line railway station: The line services Newquay & Par mainline railway station. There are open moorland and woodland walks within the Luxulyan Valley with its impressive Treffry Viaduct, which is within walking distance of the property. The town of St Austell is situated approximately 5 miles away & offers a wider range of shopping, educational & 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 easily accessible and within a short drive. The town of Fowey is approximately 8 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 19 miles from the property.

Directions - Head into the Village from St Austell, as you come down the hill past the pub carry straight on over the Railway Bridge and the property will appear in its elevated position on the left hand side. Parking is located to the rear.

Accommodation -

From the front a period wrought iron gate a communal walkway leads across the front of the terrace with a pathway to the front door and granite stone steps to obscure double glazed aluminium framed door, leading into a wide welcoming hallway with carpeted flooring which continues up onto the staircase and radiator to the side. Period features can be seen by two four panel doors into both reception rooms.

Lounge - 4.10 x 4.54 at maximum points into bay (13'5" x 14 - A fantastic outlook and a great deal of natural light from a large double glazed bay window to the front with central focal point of a brick faced fireplace with wood mantle over and tiled hearth. Obscure glazed doors open through into second reception room, which can also be accessed from the entrance hallway.

Reception Room - 4.18 x 3.49 (13'8" x 11'5") - Further period feature can be seen, display cabinets to one side of the chimney breast. Double glazed window with deep display sill beneath with an outlook up over the garden and low level door into understairs storage. Four panelled door into Kitchen.

Kitchen - 3.10 x 2.53 (10'2" x 8'3") - Single glazed window and part obscure double glazed door opening out onto the rear courtyard. Kitchen comprises a range of oak style fronted wall and base units with roll top laminated worksurface and under unit space and free standing space for appliances. Stainless steel sink and drainer with mixer tap. All finished with a tile effect floor covering.

Staircase with handrail to the first floor landing. With doors to WC, Bathroom, and three bedrooms on this floor together with low level understairs storage.

Bathroom - 2.57 x 2.05 (8'5" x 6'8") - With obscure double glazed window to side with deep display sill. Comprising white suite with panelled bath and hand wash basin. The bath has mixer taps with shower head attachment and curtain rail over. All finished with a fully tiled wall surround with tile effect floor covering. Access through to loft area and wood doors into airing cupboard. Wall mounted radiator.

W.C. - 0.88 x 1.43 (2'10" x 4'8") - Also with a fully tiled surround with a coloured low level WC. Deep display sill obscure double glazed window.

The landing continues up and around with door into bedroom.

Bedroom - 3.30 x 3.63 (10'9" x 11'10") - The first of the double bedrooms enjoying an outlook up over the courtyard, garden and parking area from the double glazed window with deep display sill with radiator beneath.

Bedroom - 3.64 x 3.10 (11'11" x 10'2") - Enjoying fabulous countryside views from a large double glazed window to the front.

Bedroom - 3.27 x 2.82 (10'8" x 9'3") - Also enjoying a similar outlook from a large double glazed window.

Staircase turning to the loft room, bedroom area. Onto an open landing with eaves storage to both sides together with high level Velux window. Four panel door into loft room/bedroom.

Loft Room/Bedroom - 3.02 x 3.14 (9'10" x 10'3") - With high level Velux window and low level arched opening with low level display sill and double glazed window, also from where you can enjoy some far reaching countryside views. Also benefits from walk in eaves storage one with light.

Outside -

To the front a low maintenance front garden area. Hardstanding area which sweeps around the front of the property and leads to a granite pathway which leads up to the rear courtyard. From this front area enjoys far reaching views.

Accessed from the kitchen leads out onto the courtyard with latched door into useful utility storage area.

Utility Storage Area - 2.76 x 1.81 (9'0" x 5'11") - Offers both power and light with single glazed opening window.

Additional Storage - 1.08 x 2.58 approximately (3'6" x 8'5" approximat - The oil tank is also located in the courtyard. Additional low level latched gateway opens into additional storage with tap and also houses the boiler system.

Granite steps and handrail lead up to the hardstanding parking area, we are lead to believe there was previously a garage here but now it is hardstanding for approximately two vehicles.

Across the rear there is a communal granite stone pillared entrance way driveway, this leads across giving access for all the properties along the terrace. Beyond there are steps up onto an expanse of open lawn enclosed by some hedging and at the top two outbuildings together with a greenhouse, from where you can also enjoy some far reaching views.

Council Tax Band - B -