Coads Green, Launceston, Cornwall

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Set within mature grounds approaching 1.3 acres, the main dwelling is truly enchanting and is believed, in part, to date back to the mid 1800's. Boasting a tremendous amount of character and charm throughout to include slate flagstone flooring, ceiling beams, two fireplaces (one with multi fuel burner), two internal staircases, deep window sills and so much more! The hub of the main dwelling is the stunning kitchen/breakfast/family room which is perfect for family living and features an electric Everhot 120+ Range Cooker. Blackberry Cottage also boasts a great deal of character and charm plus owned solar panels, offering a triple aspect, light and airy, open plan lounge/kitchen/diner with log burner, two bedrooms and a bathroom and benefits its own garden and parking area. Outside there is parking for multiple vehicles, a large timber garage/workshop, further timber outbuildings, chiefly lawned gardens incorporating a pond and fruit/veg garden, greenhouse, plus a sun (truncated)

The Main Dwelling

A storm porch to the handsome front elevation gives access via timber stable door into the accommodation, directly into a reception room, currently utilised as a dining room. Alternatively, there is access to the rear via a set of uPVC double glazed French doors into the kitchen/diner/family room.

Reception Rooms

There are three reception rooms to enjoy at this property, to include a supremely cosy dual aspect sitting room with ceiling beams, an impressive inglenook fireplace with multi fuel burner having a large granite lintel over, former cloam oven and slate hearth and an enclosed stair case rising to the master bedroom suite. The entrance reception/dining room is also dual aspect with windows to the front, doors into the conservatory and utility room, and has slate flagstone flooring, an attractive timber fireplace surround to the open fire. Stairs rise to the first floor landing. The spacious uPVC double glazed conservatory enjoys views over some of the grounds, has tiled flooring, a solid ceiling and French style doors out to the sun terrace.

Kitchen/Breakfast & Utility Room

The triple aspect kitchen/breakfast/family room really is a focal point of this lovely home, boasting an electric Everhot 120+ Range cooker boasting versatile cooking capacity and kitchen warmth with each element being individually controllable (this is available by separate negotiation). There is also a separate electric oven and grill., induction hob over. There is a range of complementary base and wall mounted units and wooden worksurfaces, inset Belfast sink with wooden drainer, an Aga fridge/freezer is included and there is a built in dishwasher. The central island unit has a granite worksurface perfect for keen bakers and also incorporates a wine rack. The Utility Room is a very practical space perfect for country living for footwear and coats etc and is accessed directly off the kitchen with matching engineered oak flooring, offering a range of base and wall mounted units, with worksurfaces, inset 1.5 bowl sink and drainer, additional storage cupboard and door (truncated)

Bedrooms

The master bedroom suite is accessed via stairs from the sitting room, or through an inter connecting door into bedroom 2. The access between the master bedroom and bedroom is split level. The master bedroom has two windows to the front, a large range of built in wardrobes and door to the en suite shower room. Bedroom 2 has windows to the front and rear elevations. Bedroom 3 has a window to the rear and benefits dual access to the first floor landing and the family shower room. Bedroom 4 has a window to the side and a roof window to the rear, and a door into the en suite shower room.

Shower & Bathrooms

The property has an abundance of facilities to include a ground floor shower room, two well-appointed en suite shower rooms and a family shower room on the first floor, the latter of which is dual access to bedroom 3 and particularly spacious with pleasing decor.

First Floor

The first floor is accessed by two separate staircases, one of which serves the master bedroom suite. There is a long landing with a window to the front aspect and doors to three double bedrooms and the family shower room.

Blackberry Cottage

Tucked away in one corner of the grounds, enjoying its own parking and good size garden/patio areas, Blackberry Cottage is a converted single storey building offering ideal holiday letting accommodation, sleeping up to four guests. The current owners let Blackberry Cottage via cottages.com and it has proven to be a popular holiday destination over the years. For further information relating to the income, please enquire.

Blackberry Cottage Accommodation

A covered arch gives access to a wood stable front door opening directly into the hallway, where doors give access to the open plan living area, both bedrooms, bathroom and storage cupboard. Blackberry Cottage comes fully furnished and equipped.

Open Plan Lounge/Kitchen/Diner

A triple aspect, light and airy room with windows to the front and rear, plus French style doors to the side open out to a sun terrace. There is a log burning stove, cupboard housing the solar panel invertor, wood effect flooring and the kitchen offers a range of base units with complimentary work surfaces, sink and drainer, built in oven, built in dishwasher and built in refrigerator.

Bedrooms

There are two bedrooms, one arranged as a double and the other as a twin room, both having windows to the rear aspect. Matching wood effect flooring and built in wardrobes and dressing tables in both rooms.

Bath/Shower Room

Window to the front, bath, shower enclosure and pedestal wash hand basin. Matching wood effect flooring.

Blackberry Cottage Outside

Timber five bar gate gives access into the cottage's private drive offering parking and gravelled garden area. There is a paved patio and first floor external access into the roof space.

The Grounds

A timber five bar gate gives access to a gravelled driveway leading to a generous parking area which splits, leading to Blackberry Cottage and the large timber garage/workshop with light and power connected. There is a range of timber outbuildings incorporating a wash room, for the cottage, small car port, stores and kennel. The grounds are chiefly laid to sweeping lawns, incorporating a fruit and vegetable growing area having raised beds and a greenhouse. There is a pond and wildlife area, a sun terrace extends across the rear elevation and the grounds are interspersed with a wide range of mature flowering, shrubs and plants.

Material Information

Tenure - Freehold. Local Authority - Cornwall Council. Council Tax - House Band E. Blackberry Cottage - Rateable Value £2,475 1st April 2023 to present. Current Owners - Zero payable as they currently qualify for small business relief. EPC Ratings - House E. Blackberry Cottage B. Services - Mains electricity. Private water, bore hole, (last tested 27/08/24 £490.48.) Private drainage septic tank (last emptied September 2021 £160.00). Oil central heating in both properties. Owned Solar Panels - 4kw, installed 2010. Multi fuel log burner in main dwelling installed 2020 Hetas Certificate. Log burner in Blackberry Cottage installed 2012 Hetas Certificate. Rights & Restrictions - Blackberry Cottage has planning for use as a 2 bedroom holiday letting cottage for 4 persons. Parking - Driveway minimum parking for 6 + vehicles. Detached timber garage/outbuilding. Broadband - Standard & Ultrafast. Mobile - EE, Three, 02 & Vodafone limited. Flooding - Surface water, rivers and (truncated)