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3 bedroom farm for sale

Boyton, Launceston

Sold STC £450,000

Property Description

Key features

  • In a unique position
  • Three bedroom farmhouse with huge potential
  • About 29 acres of pasture land
  • Small range of outbuildings

Full description

Tucked away in a sheltered valley, an unusual smallholding with huge potential. Three storey, three bedroom farmhouse in need of some updating with a small range of farm buildings and just over 29 acres of pasture land with wooded boundaries. Tala Water frontage. Pretty, peaceful setting.

Underhill Farm is centred around a rather unique three store, three bedroom farmhouse, part of which is thought to be over two hundred years old. The property is principally built of stone with some later concrete block extensions and has rendered elevations under a pitched slate roof. Benefiting from partial double glazing and a revamped shower room, the farmhouse is in need of some updating and all three floors offer a huge amount of scope, for example the ground floor could become an annexe (subject to planning). The gardens can be found at the front and side of the property.

A small range of farm buildings set around a concreted yard can be found to the north of the farmhouse with an adjoining hard-core track giving access to the land.

The property is arranged over three floors and the primary access leads to the first floor and Kitchen with a range of matching wall and base units, work tops, stainless steel sink and drainer and space for cooker. Built in Airing Cupboard with hot water tank and immersion heater. Door to inner landing and stairs which lead down to the ground floor where this a Utility, Shower Room with a large walk in shower, wash hand basin, W.C. and over stairs cupboard. 

From the kitchen, a further door leads to the Living Room which has a brick chimney breast, timber mantle and inset solid fuel Rayburn. There are doors to the sitting room and hallway with stairs to first floor and door to a half glazed Front Porch. The Sitting Room has a open fire with brick surround and timber mantle over and door to under stairs cupboard.

Ground Floor
Stairs from the kitchen lobby lead down to three adaptable rooms and a door to the garden. The rooms consist of  a Utility room, Shower Room with shower cubicle, electric shower, wash hand basin and WC and a useful Boot Room. 

Second Floor
The second floor landing with loft hatch, gives access to three bedrooms

The property sits in a slightly elevated position with its gardens to the front of the farmhouse, which are gently sloping lawns and a variety of mature shrubs and trees on the boundaries.  To the higher side of the farmhouse is a parking area and timber and CGI Garage/Store. 

The majority of the buildings can be found to the lower side of the farmhouse and are set around a small concreted yard area. They comprise;
* Timber pole and corrugated galvanise iron clad Loose House
* Concrete block and stone Shippon. Adjoining
* Open fronted timber pole and corrugated galvanise iron clad store and loose house.

Extending to some 29.33 acres (11.88 hectares) in all, the land is accessed from the adjoining lane to the higher side of the farmhouse. It comprises a block of sloping permanent pasture divided into good sized enclosures which run down to Tala Water as its boundary. A timber pole and CGI livestock/machinery building is also located adjacent to the lane on the northern boundary.

Set at the end of a no-through road and hard-core track, Underhill Farm is tucked away in an unspoilt wooded river valley. The nearest village is Boyton where there is a local primary school, church and chapel, as there is in Whitstone, some 4 miles away, which also has a village shop and post office. The ancient market town of Launceston, with a Norman castle is just under 7 miles away to the south and has a wide range of shopping, schooling and 
recreational facilities as well as direct access onto the A30 trunk route in and out of Cornwall. Holsworthy, with its new Agri-Business Centre, and the popular seaside town of Bude are 14 and 13 miles respectively and offer a wide and diverse range of things to do and places to see. 

Services: Well water, private drainage (Klargester) and mains electricity. Phone line. (No central heating).

Local Council: Cornwall Council, Truro.  Council Tax Band D.

EPC Rating: G (1).

Tenure - Freehold with vacant possession upon completion.

Land Plan - The attached plan is for identification purposes only and based on ordnance survey extracts. The areas identified are not guaranteed and purchasers must satisfy themselves as to their accuracy.

Basic Payment Scheme: Basic Payment Entitlements have been established over the land.  Entitlements equal to the area of land being sold will be transferred to the purchaser. The vendor will undertake to lodge any such documents with the Rural Payments Agency (RPA) to allow the transfer of entitlements subject to RPA guidelines. Details regarding the value of these entitlements are available at the Agents offices.

Easements, Wayleaves, Rights of Way: The Property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.  Should any dispute arise as the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

Directions: From Holsworthy proceed on the B3254 heading towards Bude and after about five miles, turn left at Red Post.  Continue on this road for approximately 8 miles, and turn left signed posted Darracott (no through road). Follow this road until reaching a T junction. Please park you car here and walk down the hill, through a gate and ford to reach to yard and farmhouse.

Viewings strictly by appointment only. Please telephone us on 01409 259547  or email:  We are open from 8.30am to 4.30pm Monday to Friday and 9am to 1pm Saturdays.  Details of this and every property are available on and

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