Boyton, Launceston, PL15

A truly exceptional family home with a substantial self-contained annexe, occupying 3.2 acres of beautifully landscaped grounds in an idyllic rural setting.

This immaculately presented property offers an outstanding combination of generous living accommodation, exceptional outdoor space and a superb self-contained annexe, making it ideal for multi-generational living, guest accommodation or those seeking additional versatility. Set within a peaceful countryside location, the property enjoys complete privacy while remaining within easy reach of local amenities.

The main accommodation briefly comprises; entrance hall, living room, study which could also be utilised as a ground floor bedroom, cloakroom / W.C., dining room, kitchen, a further versatile reception room, utility room and boot room. To the first floor are three well-proportioned bedrooms, including a master bedroom with en-suite shower room, together with a family bathroom.

In addition, the self-contained annexe, “Oak Bridge”, benefits from its own private entrance and comprises a entrance hallway, double bedroom, bathroom and separate W.C., living room and kitchen / dining room providing flexible accommodation ideally suited to an extended family, independent living or visiting guests. The Annexe has its own dedicated boiler system with multi zone underfloor heating. There are also separate oil and electricity meters fitted from the main residence.

Approached via a private sweeping gravel driveway, the property enjoys a peaceful and secluded setting within 3.2 acres of beautifully maintained grounds. Surrounded by rolling countryside, mature woodland and established hedgerows, it offers an exceptional degree of privacy whilst making the most of its idyllic rural location.

The gardens have been thoughtfully landscaped to create a series of distinct outdoor spaces. Extensive lawns are interspersed with an impressive collection of mature specimen trees, providing year-round colour and a wonderful sense of tranquillity. A tributary of the river Tala flows through the grounds, crossed by a charming timber footbridge, creating a delightful focal point. A wildlife pond, complete with established marginal planting, provides a peaceful haven for local wildlife while enhancing the natural beauty of the setting. The surrounding lawns offer ample space for recreation, entertaining or simply relaxing and enjoying the picturesque surroundings.

To the front of the property, a generous gravel driveway provides extensive parking and leads to a detached garage and workshop, ideal for storage, hobbies or practical use. Adjacent is a substantial, fully functioning polytunnel, perfect for keen gardeners or those wishing to grow their own produce.

To the side of the property, a substantial patio creates an exceptional outdoor entertaining area, complete with a stone-built pizza oven, hot tub and heated pergola with electricity. This inviting space is perfectly suited to al fresco dining, summer evenings with family and friends or simply unwinding while enjoying the peaceful surroundings.

Beyond the formal gardens, the surrounding paddock and open meadow further enhance the property's appeal, offering excellent potential for equestrian pursuits, a smallholding or simply those seeking additional space and privacy.

Altogether, this is a truly wonderful home, combining beautifully established gardens, natural water features, productive outdoor space and outstanding countryside surroundings to create an exceptional lifestyle opportunity in a peaceful rural setting.

ENTRANCE

uPVC door into:-

ENTRANCE HALLWAY

Doors leading to all ground floor rooms. Karndean flooring, two sets of spotlights, stairs rising to first floor, vinyl flooring and radiator. Under stair storage cupboard.

LIVING ROOM

Window to the front elevation and French doors leading to the rear. Exposed stone fireplace with exposed beam, tiled hearth with inset wood burner and spotlights. Radiator, carpet and chandelier pendant light. Space for living room furniture.

W.C.

Obscure window to the front elevation. W.C. and pedestal wash hand basin having separate taps. Half height tiling, spotlights and carpet.

STUDY / POTENTIAL BEDROOM

Window to the front elevation overlooking the garden. Radiator, carpet and pendant spotlights. Could be utilised as a bedroom with space for double bed and bedroom furniture or study space / library.

DINING ROOM

Window to the rear elevation. Hardwood flooring, radiator, pendant chandelier light and space for dining room furniture. Archway leading into:-

KITCHEN

Two windows to the rear elevation. Range of base and eye level units with work surface over, under counter lights, freestanding Stoves Richmond Deluxe double oven with extractor fan above, induction hob and inset stainless steel sink with drainer. Built-in wine fridge, built-in dishwasher and space for free standing fridge / freezer. Spotlights, tiled flooring, radiators and door into:-

UTILITY ROOM

Window to the rear elevation. Stainless steel inset sink with mixer tap, space for washing machine and tumble dryer. Half height tiling, tiled floor, spotlights, radiator and loft hatch. Door leading to potential further bedroom and:-

BOOT ROOM

Windows to the front, side and rear. uPVC doors to the rear garden. Storage, mat and light.

FURTHER RECEPTION ROOM

Windows to the front elevation and patio doors leading to the front and side elevation. Radiator and carpet. Could be utilised as a cinema room or further bedroom. Doors to built-in double storage cupboard.

FIRST FLOOR LANDING

Window to the front elevation overlooking the garden. Access to all first floor rooms. Carpet, radiator, loft hatch, two pendant chandelier lights and thermostat.

MASTER BEDROOM

Windows to the front and rear elevations overlooking the gardens. Two pendant chandelier lights, carpet and two radiators. Space for double bed and bedroom furniture. Wooden door into:-

EN-SUITE

Obscure window to the rear elevation. W. C. and vanity unit with sink having mixer tap. Walk-in corner shower with electric shower. Heated towel rail, carpet, extractor fan, round ceiling light and floor to ceiling tiles.

BEDROOM THREE

Window to the front elevation overlooking the garden. Radiator, carpet, space for double bed and bedroom furniture.

BEDROOM TWO

Window to the rear elevation overlooking the garden. Radiator, carpet, pendant light, space for double bed and bedroom furniture.

BATHROOM

Window to the rear elevation. Panel enclosed bath with rainfall shower above, W.C. and vanity unit with sink, mixer tap and two cupboards below. Exposed wooden work surface, extractor fan, heated towel rail, vinyl flooring, spotlights and tiled splash backs.

OAK BRIDGE (ANNEXE)

uPVC door into:-

ENTRANCE HALLWAY

Window to the front elevation. Pendant light and carpet.

W.C.

W.C. and corner pedestal wash hand basin with mixer tap. Half height tiling, extractor fan and round ceiling light.

BEDROOM

Window to the rear elevation. Space for double bed and bedroom furniture. Carpet, pendant light, loft hatch and door to walk-in wardrobe with carpet and shelving. Door to:-

EN-SUITE BATHROOM

Obscure window to the rear elevation. Corner shower with electric shower, close coupled W.C. and vanity unit with sink and mixer tap with large cupboard above. Floor to ceiling tiles, carpet, round ceiling light and heated towel rail.

LIVING ROOM

One window to the front elevation and two corner windows to the front and side elevation, floor to ceiling with blinds. Carpet, under floor heating, space for living room furniture. Two wooden double doors lead into:-

KITCHEN / DINER

Window to the rear elevation and door to the side. Range of base and eye level units with work surface over having inset stainless steel sink with mixer tap and drainer, under counter lights, inset hob, tiled splash back, built-in fridge / freezer and dishwasher plus eye-level oven. Tiled flooring, two round ceiling lights and space for dining room table.

AGENTS NOTE

Please note there is an Easement for an electricity pole which is located roadside on the northern boundary of the property.

COUNCIL TAX BAND

F.

EPC

C

SERVICES

Mains water and electricity. Drainage via septic tank. Oil central heating and Woodburner.

VIEWINGS

Viewings strictly by appointment only
Please ring to view this property and check availability before incurring travel time/costs. Full details of all our properties are available on our website

DIRECTIONS

What3Words - speakers.ties.intrigued

Garden

Approached via a private sweeping gravel driveway, the property enjoys a peaceful and secluded setting within 3.2 acres of beautifully maintained grounds. Surrounded by rolling countryside, mature woodland and established hedgerows, it offers an exceptional degree of privacy while making the most of its idyllic rural location.

The gardens have been thoughtfully landscaped to create a series of distinct outdoor spaces. Extensive lawns are interspersed with an impressive collection of mature specimen trees, providing year-round colour and a wonderful sense of tranquillity. A tributary of the river Tala flows through the grounds, crossed by a charming timber footbridge, creating a delightful focal point.

A wildlife pond, complete with established marginal planting, provides a peaceful haven for local wildlife while enhancing the natural beauty of the setting. The surrounding lawns offer ample space for recreation, entertaining or simply relaxing and enjoying the picturesque surround...

Parking - Double garage

DOUBLE GARAGE / WORKSHOP
Two up and over doors. Window to the side elevation, space for two cars, strip lights. Door leading into workshop along with a further store for garden machinery, a large wood store and a separate garden shed.

Disclaimer

Kivells, their clients and any joint agents give notice that they are not authorised to make or give representations or warranties in relation to the property. No responsibility is accepted for any statement within these particulars, which do not form part of any offer or contract. Areas, measurements and boundaries are approximate. Text, photographs, CGI’s and plans are for guidance only. It should not be assumed the property has all necessary planning or building consents, and Kivells have not tested any services or equipment. The property is sold subject to all matters in the Property and Charges Register, including rights of way and easements. Purchasers are deemed to know all boundaries. Nothing herein constitutes financial advice; seek your own. Use of Mortgage Genies SW Ltd. will result in a £250 + VAT referral fee to Kivells. Kivells retains copyright to all particulars and media.