Estate Agents Cornwall
Two Waters Foot
Liskeard / Bodmin
675,000
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OVERVIEW

A substantial 6 BEDROOMED property (Total approx. floor area 3231 SQ.FT (300.2 SQM.) with a sizeable 2 BEDROOMED SELF-CONTAINED DETACHED ANNEXE / HOLIDAY COTTAGE set in approx. 12 ACRES land / woodland. The current owners utilise the property as a BED AND BREAKFAST and the ANNEXE as a successful HOLIDAY COTTAGE which jointly generate a modest income in the region of 27,000 per annum and have excellent reviews on Trip Advisor. There is excellent potential for a much higher return as the B&B is not currently run to its full potential.More details...
x 6 x 3 x 7 x 8 12 Acres
Property Reference: 4282850
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FLOOR PLANS

Property Overview
The property is set in an idyllic elevated position within approximately 12 acres of land and woodland which abuts the Fowey and Warleggan (Bedalder) rivers. The main residence accommodation comprises in brief on the Ground floor: Hallway, Living Room with Conservatory off, Dining Room, Laundry Room, Kitchen Dining Room, Office, Downstairs W.C. and Bedroom 3 with Ensuite. The First Floor comprising: Landing, Master Bedroom with Ensuite, Bedroom 2 with Ensuite. Bedroom 4 with Ensuite, Bedroom 5 (with an interconnecting door to Bedroom 2), Bedroom 6 and the Family Bathroom. The Annexe Holiday Cottage comprising: An open plan Living, Dining and Kitchen area, two Bedrooms, one with an Ensuite, and a further Bathroom. Approached by a lane with only four other properties along it, then with its own entrance and sweeping driveway where there is parking for plentiful vehicles. The land itself is mainly woodland with some level pasture suitable for a paddock in the valley floor adjacent to the Fowey River with abuts the land on its southern edge with the Warleggan (Bedalder) river abutting part of the western edge.

Income
The current owners utilise the main property as a Bed and Breakfast and the annexe / Holiday Cottage as a successful holiday let, which jointly generate a modest income in the region of 27,000 per annum. There is excellent potential for a much higher return as the Bed and Breakfast is not run to its full potential (currently accounting for roughly 12,000 per annum of the income), with the Holiday Cottage currently yielding roughly 15,000 after sales commission yet only being let for around 8 months of the year. Figures and information above provided by the vendors.

Floor Area
Total approximate floor area Main property : 233.3 SQ.M. (2511 SQ.F.).
Total approximate floor area Holiday Cottage : 66.9 SQ.Ms (720 SQ.F.).

Services
Mains electricity and water, private drainage by way of a septic tank.

Location
The property sits in an elevated and attractive location in the Glynn Valley, less than a quarter of a mile from the A38 trunk road, which links the towns of Liskeard and Bodmin. At Liskeard there is a comprehensive range of shopping facilities including supermarkets, doctors, dentists and veterinary surgeries and mainline railway station serving London Paddington (via Plymouth). To the west is the town of Bodmin with similar facilities and access to the A30 trunk road, which links the cathedral cities of Truro and Exeter. At Exeter there is access to the M5 motorway network, mainline railway station serving London Paddington and an international airport. The coastal resort of Newquay is roughly 20 miles from the property with its own regional airport. Less than 10 miles (in a straight line) from the property is the South Cornish coast with the famous fishing villages of Looe and Polperro, together with a wide range of beaches. The city port of Plymouth is less than 25 miles from the property with a superb range of shopping facilities including department stores, deep water marina and regular cross channel ferry port serving northern France and Spain. The River Fowey, a trout and salmon river, flows down the Glynn Valley, nearby Cardinham Woods are renowned for walkers, cyclists and horse-riders, whilst Colliford Lake is known for fishing, and Siblyback Lake has sailing. For golfers, Lanhydrock is the nearest course and, is the headquarters for the National Trust in Cornwall; it also has parkland and gardens.

School Catchment
Schools in close proximity to the property include Junior School: St Neot Community Primary (2.8 miles). Senior Schools: Bodmin College (6.2 miles) and Liskeard School and Community College (7.0 miles). For clarification of actual catchment areas please contact Cornwall Council admissions line on 01872 322798.

Heating and Glazing
Fully double glazed. Oil central heating; separate boilers/systems in the main house and annexe/holiday cottage.

Entrance Hallway


Living Room
22' 2" x 13' 11" (6.76m x 4.23m)

Conservatory
14' 1" x 11' 3" (4.28m x 3.42m)

Dining Room
11' 11" x 9' 11" (3.63m x 3.03m)

Laundry Room
11' 8" x 9' 11" (3.55m x 3.02m)

Kitchen / Diner
21' 10" x 12' 10" (6.65m x 3.91m)

Office
8' 7" x 7' 9" (2.61m x 2.35m)

Seperate WC


Bedroom 3
20' 3" x 8' 7" (6.18m x 2.61m)

Ensuite 3


Landing


Master Bedroom
17' 3" x 13' (5.26m x 3.95m)

Ensuite 1


Bedroom 3
13' 8" x 8' 3" (4.17m x 2.52m)

Ensuite 3


Bedroom 2
13' x 11' 5" (3.95m x 3.48m)

Ensuite 2


Bedroom 5
12' 2" x 8' 6" (3.71m x 2.58m)

Family Bathroom


Bedroom 6
11' 10" x 8' (3.60m x 2.45m)

Hol. Let Living/Dining/Kitchen area
23' 2" x 17' 11" (7.05m x 5.45m) Open plan.

Hol. Let Bedroom 1
12' 6" x 8' 9" (3.81m x 2.67m)

Hol. Let Ensuite
7' 7" x 4' 11" (2.31m x 1.51m)

Hol. Let Bedroom 2
12' 6" x 8' 10" (3.81m x 2.68m)

Hol. Let Bathroom
7' 7" x 6' (2.31m x 1.82m)

Attached Garage
With large lean to covered area, ideal for a motor home.

LOCATION

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ENERGY PERFORMANCE CERTIFICATE

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IMPORTANT NOTICE In accordance with the Property Misdescriptions Act (1991) we have prepared these sales particulars as a general guide to give a broad description of the property. They are not intended to constitute part of an offer or contract. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floorplans and distances referred to are given as a guide only and should not be relied upon for the purchase of carpets or any other fixtures or fittings. Lease details, service charges and ground rent (where applicable) are given as a guide only and should be checked and confirmed by your Solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain exclusive to HUS.