Kuggar, Ruan Minor

Warmed by electric underfloor heating through the flagstone flooring on the ground floor, further refinements include oak latched doors, bespoke Hammonds under stairs storage drawers with a versatile walk in cupboard and attractive recessed spotlighting. A fabulous, locally crafted, staircase rises invitingly to the first floor, with wood flooring and a lovely Velux skylight enabling light to flood in. The family bathroom is luxuriously appointed with a striking tiled feature wall and a fabulous walk-in shower. Boasting three bedrooms, two of which are comfortable dual aspect double bedrooms, with one having a nicely appointed en suite, the 'piece de resistance' is the hand crafted balcony with glass balustrades. Accessed through inviting French doors, the balcony enjoys a sunny outlook towards the sea and the Poltesco Valley, as well as views across neighbouring countryside towards Ruan Minor and Grade Ruan Church beyond. A perfect place to sit out and relax with a morning coffee or evening tipple. An 'Oltco' resin driveway affords parking for a number of vehicles and leads on, beyond bespoke gates, to a further parking area and courtyard style garden which enjoys a sunny aspect and good degrees of privacy. Practicalities are catered for by an electric car charging pod, a shed with power and light, an outside tap and area to store recycling and refuse bins. The accommodation in brief comprises an entrance porch, hallway, cloakroom and an open plan dining room/kitchen/lounge. On the first floor are three bedrooms (one en suite) and a family bathroom.

LOCATION
The hamlet of Kuggar is just half a mile or so from the beautiful long sandy Kennack Sands Beach with many rock pools to explore and also being popular with local surfers. There are a choice of other nearby beaches including the iconic Kynance Cove and the pretty and traditional fishermen's cove at Cadgwith. The Lizard Peninsula is an Area of Oustanding Natural Beauty and is a great place for watching the stars with very little light pollution. Keen walkers will enjoy joining the South West Coastal path and taking the opportunity to view some of the most beautiful coastline in England. Nearby Ruan Minor offers day to day facilities with a farm shop and café within walking distance. Wider facilities are on offer in nearby Mullion and Helston including shops, public houses

THE ACCOMMODATION COMPRISES (DIMENSIONS APPROX)

OAK CANOPY PORCH
With vaulted ceiling and storage benches. Slate step to an oak front door.

OAK FRONT DOOR
With granite lintel to an entrance porch.

ENTRANCE PORCH
With opening to storage cupboard with shelving and coat hanging rail. Latched oak door to the hallway.

HALLWAY
3.51m in length (11'6" in length)
With a range of bespoke 'Hammonds' fitted storage drawers, together with a splendid walk-in cupboard with shelving, storage and light. Recessed spotlighting and opening to the staircase, open plan dining room/kitchen/lounge areas and a latched door to the cloakroom.

CLOAKROOM
With low level w.c and a wall mounted sink with mixer tap, mosaic tiled splashback and an extractor.

OPEN PLAN DINING ROOM/KITCHEN/LOUNGE
A fabulous, open plan, triple aspect living space that is light filled and sociable.

DINING AREA
5.41m x 3.23m (17'9" x 10'7")
With recessed spotlighting and French doors opening out to rear courtyard garden area.

KITCHEN
3.73m x 2.29m (maximum) (12'3" x 7'6" (maximum))
A fabulously appointed contemporary fitted kitchen with a stylish range of graphite base cupboards and drawers, complementary wall units, some with glass display shelving, corner carousels and an integrated refuse drawer. Solid oak work surfaces incorporate a composite sink with a drainer and mixer tap over and a NEFF induction hob with Russell Hobbs extraction hood over. Integrated appliances include a NEFF 'slide & hide' oven and microwave, whilst spaces are provided for an American style fridge freezer, a slimline dishwasher and a washing machine. There is white metro style tiling, spotlighting, under counter lighting and a window to the front aspect.

LOUNGE
3.96m x 3.10m (maximum) (13' x 10'2" (maximum))
A dual aspect room with a contemporary wood burning stove set atop a slate hearth with a carved wooden mantle and attractive wall lights. A beautiful bespoke staircase and banister lead up to the first floor.

FIRST FLOOR

LANDING
Having an impressive Velux skylight, a loft hatch to the roof space (which our owners advise us is boarded out with power), wooden flooring and latched oak doors off to bedroom one.

BEDROOM TWO
4.37m x 3.43m (plus storage cupboard) (14'4" x 11'3" (plus storage cupboard))
A lovely dual aspect double bedroom with wooden flooring, a Haverland electric heater and a door to a storage cupboard with customised storage drawers. Door to the en suite.

EN SUITE
Comprising a white suite with low level w.c, wash hand basin set within a vanity unit with drawers under and waterfall style tap with tiled splashback and a tiled shower enclosure with an electric shower and alcove shelf. There is a heated towel rail, an extractor, spotlighting, shaving point and light, stone effect tiled flooring and a window to the front aspect.

BEDROOM THREE
3.45m x 2.03m (including airing cupboard) (11'4" x 6'8" (including airing cupboard))
With wooden flooring, Velux skylight, a Haverland electric heater and a desk with display shelf. Louvered door to airing cupboard with shelving and vented hot water cylinder. Window to rear aspect.

INNER LANDING
With doors off to the family bathroom and bedroom three.

BATHROOM
A stylish and beautifully appointed fitted suite comprising a low level w.c, a mounted wash hand basin with mixer tap over and a generous walk in shower enclosure with glass screen, shower with drencher head and a shower attachment. The suite is enhanced by a striking tiled feature wall, large mirrored medicine cabinet with shelving, stone tiled flooring, heated towel rail, an extractor and a porthole skylight.

BEDROOM ONE
3.96m x 3.40m (13' x 11'2")
A comfortable, light and airy, dual aspect double bedroom with wooden flooring, a Haverland electric heater and French doors to balcony.

BALCONY
A bespoke decked oak balcony with glass balustrades enjoying a sunny outlook with lovely views out to the sea, Poltesco Valley and down the Lizard Peninsula towards Ruan Minor and Grade Ruan Church beyond.

OUTSIDE
To the front a smart resin driveway provides parking for a number of vehicles and is partially enclosed by a neat local stone wall with specimen plants and shrubs. Oak gates with granite pillars open into a nicely enclosed courtyard style garden which enjoys good degrees of privacy and provides scope for further parking if required. There is an electric car charging point, outside power, a shed with power and light and an outside tap. A stone chipped pathway leads around the the side of the residence and on to a shared side entrance gate with an adjacent recycling and bin store. Beyond this a further gate opens and provides an alternative access to the rear.

SERVICES
Mains electricity, water and private drainage.

AGENTS NOTE ONE
We are advised that the private drainage plant is shared with the property next door.

AGENTS NOTE TWO
Our owners advise us that part of the pathway that runs from the side of the property towards the rear is shared with the next door property. Further details are available upon request.

AGENTS NOTE THREE
We are advised that some of the contents may be available by separate negotiation.

COUNCIL TAX
Council Tax Band D

MOBILE AND BROADBAND
To check the broadband and mobile coverage for this property, please refer to the attached brochure.

ANTI-MONEY LAUNDERING
We are required by law to ask all purchasers for verified ID prior to instructing a sale

PROOF OF FINANCE - PURCHASERS
Prior to agreeing a sale, we will require proof of financial ability to purchase which will include an agreement in principle for a mortgage and/or proof of cash funds.