Kingston, South Devon

DESCRIPTION
Orchard Cottage offers a wonderful opportunity to acquire an architecturally designed property set amongst an enchanting and generous garden, in the heart of the un-spoilt and thriving village of Kingston. This property has scope to extend STP and has approved planning permission to build a carport in the current parking area. Upon entering, the useful porch area has plenty of space to store coats and shoes. As you walk into the hallway you are welcomed with an abundance of light that travels through the property due to the architecturally designed windows. Double doors lead to the open plan kitchen/diner, fitted with integral oven and hob, plumbing for a dishwasher and sink unit with uniquely designed windows taking advantage of the natural light with wonderful views out to the garden. Ample storage is provided by cupboards either side of the kitchen with space for fridge/freezer plumbing for a washing machine and dryer next to the back door. From the dining area the French doors open onto the higher patio area protected by the garden hedged walls. This is an ideal resting place for a sunny afternoon aperitif. Also on the ground floor are two single bedrooms, one currently utilised as a study, the family bathroom fitted with bath and overhead shower, W/C, hand basin and heated towel rail and finally a double bedroom with en-suite shower room with hand basin. Completing the ground floor is the lower level living room, again, an abundance of light from the thoughtfully designed windows give a spectacular view out to the orchard trees and extensive garden. Double doors give access to a second lower patio area, extending the opportunity to entertain family and friends. An old style cast iron woodburner, bordered with slate tiles gives the space a sense of cosiness even as the open ceiling reaches to a mezzanine area above. From the hallway are the steps up to the mezzanine, a perfect space to curl up with a good book or turn into a separate study space. A large floor to ceiling window boasts a wonderful view across Kingston village. Along the landing is a small shower room with W/C, hand basin and skylight above in the apex of the roof. The second double bedroom sits tucked away with built-in wardrobes and extra storage in the eaves.

OUTSIDE
In front of Orchard Cottage is one of two gravelled parking areas with an EV charging point, the second parking area is gated and bordered with hedges to maintain privacy and hide away the oil tank. Permission for a carport has been granted in this area. Through the arched hedge entrance the extensive and serene orchard with mature species of trees brings the feeling of a secret garden, with paths to meander down to the garden shed/office or to the patio areas. A true gem of a garden to be enjoyed all year round.

LOCATION
Kingston is a sought after village in the South Hams area of South Devon with nearby beaches and local 16th Century pub it remains an unspoilt and peaceful village. The nearest town of Modbury is about 3 miles away, the larger town of Kingsbridge, offering a greater and wider range of recreation and commercial facilities is about 8 miles distant and the A38 dual carriageway expressway, connecting to the M5 motorway and national road network. Modbury is a picturesque Georgian town situated in an 'Area of Outstanding Natural Beauty'. Some two hundred years ago it was extremely prosperous being the local market town and a centre for the wool trade. Today there is a good range of local shops including a butcher, baker, grocers, chemist, delicatessen and a number of gift and antique shops. Other amenities include a primary school, health centre, dentist, veterinary surgery and mobile library. Nearby is the magnificent South Hams coastline, offering fine cliff top and coastal walks, beaches and coves, with sailing at Salcombe and Newton Ferrers, 18 hole golf courses being available at Thurlestone and Bigbury, and Dartmoor National Park is within easy reach to the north.

SERVICES
Mains water and electricity, private drainage, oil fired central heating.

COUNCIL TAX
Band E

LOCAL AUTHORITY
South Hams District Council. Follaton House, Plymouth Road, Totnes TQ9 5NE. Tel: .

TENURE
Freehold with vacant possession upon completion.

VIEWINGS
Viewing strictly by appointment with Luscombe Maye, Modbury

Luscombe Maye also offers an Award Winning Lettings service. If you are considering Letting your own property, or a buy to let purchase, please contact Andrew or Ross on or to discuss our range of bespoke services.

DIRECTIONS
From Modbury head towards Kingsbridge on the A379 turning right at Harraton Cross signposted Bigbury on Sea. After a little more than a mile, take a right turning signposted Kingston. Continue to the crossroads and turn left into the village, then take the right hand turning opposite the thatched cottages. Take the 7th turning on the right as you leave the village and the property can be found on the right hand side, at the end of the lane.