Property description

This is a deceptive split level detached three bedroom main residence with an interconnecting one bedroom annex designed for an elderly relative, alternatively the property could be utilised as one larger family home offering a potential five bedrooms.

The property occupies a delightful established end of cul-de-sac setting within the popular and highly regarded rural village of Luxulyan. South facing to rear with delightful mature gardens, appealing local branch line railway and impressive mature woodland back drop, a feature of which the living room with huge picture window, main bedrooms and games room take full advantage.

The accommodation is versatile, extended to provide the annex at entrance floor level with useful games room, utility and additional cloakroom to lower floor.  The main accommodation at entrance level provides lounge open walk through to dining room, kitchen/breakfast room and one double bedroom, lower floor provides two further double bedrooms, bathroom and separate W.C.  As previously mentioned, utilising the property as a whole could provide five bedrooms with an additional shower room.  The accommodation is served by oil fired central heating to radiators, complemented by UPVC framed double glazing.  

Outside gardens extend principally to front and rear, the front incorporating driveway turning hard standing for several vehicles giving access to the integral garage. The large rear gardens enjoy a sunny southerly aspect and provide areas of patio and lawn with well stocked shrub and flower borders, fencing and hedging to boundaries.  

The rural village of Luxulyan lies approximately five miles to the north of St Austell, the village itself has a good range of local amenities including village shop, pub, primary school, church and village hall.  The village is set within the beautiful Luxulyan Valley, with many delightful rural walks in the immediate surrounds.  

Combining this property's deceptive nature, versatile and adaptable accommodation, gardens and setting, it is anticipated to appeal to a good number of people and early appointments to appraise in detail are most strongly advised.  


Front entrance
Sliding patio doors to enclosed porch way with inner glazed door and side screen to hallway.

Hallway
Generous central reception area. Ranch style balustrade to staircase descent to lower floor accommodation. Telephone socket. Access hatch to roof space. Recessed airing cupboard. Doors off to kitchen/breakfast room, living room which in turn leads to dining room, bedroom. Door to inner hallway leading to annex.

Kitchen/breakfast room - 11' 2'' x 9' 10'' (3.40m x 2.99m)
Fitted with an attractive modern range of base and wall units providing cupboard and drawer storage, working surface over with part tiled walls adjacent, matching peninsula breakfast bar. Inset sink unit, cooker space with electric cooker panel, space and plumbing for automatic dishwasher, further appliance space. Radiator. Serving hatch to dining room. Picture window to front. Half glazed door to side porch.

Side porch - 7' 6'' x 4' 0'' (2.28m x 1.22m)
Useful additional porch/storage area. Glazed on all side, half glazed door opening to front.

Living room - 16' 4'' x 11' 5'' (4.97m x 3.48m)
Generous light and attractive room. L-shaped open walk through to dining room. Huge picture window to rear enjoying sunny southerly aspect with views over gardens, local branch line and woodlands. Radiator. TV aerial lead.

Dining room - 10' 0'' x 7' 7'' (3.05m x 2.31m)
plus recess. Practical separate dining area, wood block style flooring, picture window to side enjoying mature wooded outlook. Radiator. Serving hatch to kitchen.

Bedroom 1 - 14' 6'' x 8' 4'' (4.42m x 2.54m)
Generous double size bedroom, window to rear enjoying southerly outlook. Radiator.

Annex
Via interlinked hallway opening to main hallway with radiator. Access hatch to roof space. Doors leading off to living room, bedroom and shower room.

Living room - 13' 4'' x 9' 0'' (4.06m x 2.74m)
Attractive annex living room or potential fifth bedroom. Picture window to rear enjoying southerly outlook. Radiator. Kitchenette recess with range of base and wall units providing cupboard and drawer storage, working surface over, part tiled walls adjacent incorporating inset sink unit, further appliance space.

Annex Bedroom - 13' 4'' x 9' 0'' (4.06m x 2.74m)
plus recessed wardrobe cupboards. Window to front. Radiator.

Shower room - 5' 8'' x 4' 10'' (1.73m x 1.47m)
plus recessed fully tiled shower cubicle with glazed shower screen. Further part wall tiling. Pedestal wash basin, close coupled W.C. Strip light/shaver socket. Light/shaver socket. Radiator. Patterned glazed window to side.

Lower floor Hallway
Spacious area, doors off to bathroom, separate W.C, both ground floor bedrooms, one with interlinked doorway to games room/utility. Cupboard housing oil fired boiler. Further shelved linen cupboard. Radiator.

Bathroom - 6' 3'' x 5' 6'' (1.90m x 1.68m)
Full wall tiling. White suite comprising panelled bath with mixer tap shower and glazed shower screen over, wash hand basin inset cabinet surround. Ladder style towel rail radiator. Patterned glazed window to side.

Separate W.C
Full wall tiling. W.C with concealed cistern. Patterned glazed window to side.

Bedroom 2 - 13' 0'' x 11' 6'' (3.96m x 3.50m)
Picture window to rear enjoying garden and wooded outlook. Radiator.

Bedroom 3 - 14' 6'' x 11' 8'' (4.42m x 3.55m)
into recess with range of cupboards. Window to rear again enjoying garden and wooded outlook. Radiator. Interconnecting doorway to games room.

Games room - 13' 3'' x 9' 0'' (4.04m x 2.74m)
Useful additional games/garden room with picture window patio doors enjoying outlook and opening to rear gardens. Radiator. Door to cloakroom/W.C, door to utility.

Cloakroom/W.C
Low flush W.C, corner wash hand basin, patterned glazed window to side.

Utility - 8' 10'' x 3' 9'' (2.69m x 1.14m)
Work surface incorporating inset sink unit, space and plumbing automatic washing machine, further appliance space. Wall cupboard. Patterned glazed window to side.

Outside
End of cul-de-sac setting with private driveway approach to driveway hard standing turning area providing facilities for several vehicles and gaining access to the integral garage. Front gardens provide lawn and well stocked shrub and flowerbeds and border, paved pathway to front entrance, pathway and steps to either side, to rear. The far side having timber garden shed and oil storage tank. Natural stone hedging and shrubs to boundary. Rear garden large south facing gardens providing immediate paved patio, giving onto an expanse of lawn with well stocked shrub and flowerbeds and borders, well enclosed with fencing and hedging to boundaries. Local branch line and wooded back drop beyond.

Integral garage - 15' 0'' x 8' 0'' (4.57m x 2.44m)
Metal up and over door. Electric light and power connected.

Property Features :

• Deceptively spacious detached split level house and annex
• Versatile 3 main bedroom plus annex or 5 Bedroom combined
• Popular and highly regarded rural village of Luxulyan
• Attractive end of cul-de-sac setting with main south facing aspect
• Reception hall, Kitchen/breakfast room, Living room through dining room, Bedroom