Property description

A superb Cornish period farmhouse which boasts not only stunning sea views within walking distance of the coastal footpath, but in addition a one bedroom annex and 3.5 acres in total. The property has been well maintained and improved by the current owners which includes extensive landscaping of the surrounding grounds which now offer a large level croquet lawn and wooded area with wildlife pond. The annex has been previously a very successful holiday let, however in more recent times it has changed planning permission and let monthly on an assured shorthold tenancy.

The principal residence comprises: Dining /entrance hall, utility with separate cloakroom, two double bedrooms, family bathroom, sun room, sitting room, study, kitchen, porch and breakfast room. On the first floor are 3 bedrooms and family bathroom.

The annex comprises an open plan kitchen/living room/dining room, a bedroom and bathroom.

Outside the main residence is ample parking in front of an oak frame garage and workshop. Behind is a wonderful well-kept wooded area with paths leading down to a pond and eventually a stream. Behind the house is a fabulous patio seating area together with well-tended lawns which stretch away toward the sea view. The paddock is approximately 2 acres in size and fits around the lawn area taken from the centre of the field.
Beside the annex is separate parking for 2 cars and their own enclosed garden space.

Please note that the vendor would consider selling the main residence and annex independently from each other.
Location

Coxford Farm enjoys a pleasant and convenient location in this highly desirable parish of St Gennys on the rugged North Cornish Coastline and being famed for its many nearby areas of outstanding natural beauty and popular surfing and bathing beaches. Other nearby local beauty spots and places of interest include Boscastle, Dizzard, Widemouth Bay and Tintagel. Wainhouse Corner is approximately 1 1/4 miles from the property and offers a garage with village stores, popular local inn and access onto the A39 which provides convenient access in a Southerly direction to Camelford (approx 5 miles) and in a Northerly direction to the coastal town of Bude (approx 8 miles). The picturesque bay of Crackington Haven is approxiately a mile where you will find the popular Coombe Barton Inn, cafes, sandy beach and some spectacular cliff top walks.
Accommodation
open storm porch

With windows to both sides and solid timber stable door with multi-pane porthole style window giving access to:

Dining room/entrance hall: 5.85m x 3.46m
Rear aspect uPVC double glazed window with slate sills enjoying sea views. Built-in shelving, slate tiled floor, beamed ceiling, gas fireplace, wall lighting and radiator. Slate tiled steps lead up to the Sitting Room and solid timber internal doors lead to:
Inner hall

Loft access and doors to:

Utility room: 3.56m x 2.67m
Belfast sink with taps over, space and plumbing for washing machine. Front aspect uPVC double glazed window with slate sills, shelving recess, ceiling light, vinyl flooring, radiator and coat/boot space. Door to:
Cloakroom

Low level flush WC and wash hand basin. Front aspect uPVC double glazed opaque window with slate sills. Continuation of vinyl flooring and ceiling light.

Sun room: 5.53m x 2.67m
A lean-to double glazed ceiling with windows to the side and rear aspect enjoying fantastic views of the garden to the sea beyond. Slate floors and wall lights.

Bedroom two: 4.31m x 4.25m
Dual aspect double bedroom with uPVC double glazed window to the rear enjoying sea views and a further uPVC double glazed window to the side. Fitted carpet throughout, ceiling light, radiator and space for bedroom furniture.

Bathroom: 3.12m x 2.29m max
Panel enclosed bath with mixer shower over, low level flush WC and vanity unit housing inset wash hand basin with cupboard below. Side aspect uPVC double glazed window, fitted carpet, ceiling light, wall light, shaver point and radiator. Plumbing for washing machine and space for tumble dryer.

Bedroom three: 4.31m x 3.93m
Large dual aspect double bedroom with uPVC double glazed windows to the front and side with slate sills. Ceiling light, fitted carpet, two radiators and space for bedroom furniture.

Sitting room: 9.69m x 5.85m
Three uPVC double glazed windows to the front aspect. Feature Inglenook fireplace with stone surround and slate hearth housing log burner. Two radiators, fitted carpet throughout, wall lights, television point and under-stair storage cupboard. Space for dining table and chairs. Archway and steps lead up to:

Office/study: 3.67m x 3.00m
Two Velux sky lights enjoying sea views. Fitted carpet throughout, exposed original trusses, fluorescent strip lighting and radiator.

Kitchen: 4.49m x 2.67m
Range of eye and base level units with edged work surface incorporating 1½ bowl sink/drainer unit. Space for electric cooker. Rear aspect uPVC double glazed windows enjoying sea views in addition to Velux sky light. Slate tiled floor, extractor fan, fluorescent strip lighting and exposed beams. Timber door to:
Rear porch

Side aspect uPVC double glazed window. Slate floor, timber clad ceiling, ceiling light and space for coat/boot storage. Door giving access to the rear garden.

Breakfast room: 3.5m x 4.09m
Rear aspect uPVC double glazed window enjoying sea views. Oil-fired aga range and floor mounted oil-fired boiler serving the domestic hot water and central heating systems. Built-in larder cupboard, slate flooring, beamed ceiling, fluorescent strip lighting, phone point, built-in slate shelf, electric meters and consumer unit. Space for breakfast table and chairs. Open archway through to Kitchen.
First floor landing

A split stair leads up from the Sitting Room with Velux sky light over, exposed beams, ceiling light and loft access.

Bedroom five: 3.97m x 2.40m
Rear aspect single glazed window enjoying sea views. Beamed ceiling, radiator, fitted carpet, ceiling light, telephone point and shelving to either side of chimney breast.
Bathroom

Panel enclosed bath with shower over, low level flush WC and pedestal wash hand basin. Rear aspect single glazed window with stunning sea views. Radiator, wall lights, shaver point and access to loft space.

Bedroom four: 4.19m x 2.89m
Dual aspect with single glazed window to the side and front. Double bedroom with built-in wardrobe. Radiator, fitted carpet, two ceiling lights and exposed beams.

Master bedroom: 5.31m x 4.05m
Two front aspect single glazed windows. A large double bedroom with built-in wardrobe. Space for bedroom furniture, phone point, exposed beams, fitted carpet and two radiators.
Detached annex

Multi-paned glazed door leads into:

Open plan kitchen/living/dining space:
5.116m x 4.55m
Triple aspect room with two uPVC double glazed windows to the rear aspect enjoying sea views, in addition to uPVC double glazed windows to the front and side. Vaulted ceiling with Oak beams, slate floors throughout, two electric radiators, television point and slate window sills. The Kitchen area has a good selection of eye and base level units with roll top work surfaces over incorporating stainless steel sink/drainer unit, integrated oven and hob with extractor hood over, space for fridge/freezer and plumbing for washing machine. Spotlighting.

Bedroom: 2.96m x 2.71m
Double bedroom with rear aspect uPVC double glazed window enjoying sea views. Built-in wardrobe and airing cupboard housing hot water tank and immersion switch. Vaulted ceiling, directional spotlighting and electric radiator. Door to:
Bathroom

Panel enclosed bath with electric shower over, low level flush WC and vanity unit with inset sink and cupboard under. Side aspect uPVC double glazed window. Tiled floor to ceiling, extractor fan, heated towel rail, slate tiled floor, wall light, shaver point and wall heater.
Annex external

Immediately to the rear of the Annex is a stone paved patio area with fantastic sea views. A fully fenced and enclosed lawn with pedestrian access gate to the field. To the side of the Annex is a raised large gravel driveway providing parking comfortably for two cars with gated access.
Outside

A large gated driveway provides parking for several vehicles in front of:
Open fronted oak framed garage and workshop

Open fronted garage: 5.64m x 3.60m
with concrete floor and fluorescent strip lighting. Exposed Oak frame and Douglas Fir clad. To the side is the workshop: 5.54m x 3.6m with two fluorescent strip lights, rear aspect window, loft access with boarded storage, concrete floor, work bench, power points and double doors.

There is access to both sides of the property and to the immediate rear of the Sun Room is a paved patio area and raised lawn, perfect for enjoying the last of the evenings sun and al-fresco dining.
There is a large croquet lawn which has been levelled and taken from the field, with excellent drainage and completely stock fenced. Wonderful amenity space.

Behind the garage is a further gated area which leads to a vegetable patch with established fruit trees and wooded area with many native trees and plants. A landscaped walkway leads down to a naturally filled wildlife pond with outlet and wonderful array of daffodils in season and below the pond is a fantastic bluebell wood which is bounded by a small river.
Paddock

The paddock extends to 2 acres and is fully stock fence enclosed with gated access to the north of the property.
Land plan

The land plan displayed is for indicative purposes only and should not be relied upon as an accurate depiction of precise boundaries.
Services

Mains water, electric, oil-fired central heating and private drainage.

Council tax band - E.

Energy efficiency rating – D
Energy efficiency rating annex - E

Floor plans

The floor plans displayed are not to scale and are for identification purposes only.
Directions

Upon reaching Wainhouse Corner turn down towards Crackington Haven, after about 1 mile turn right signposted Coxford. The property will be found after a short distance on the left hand side.
Location

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Agents note

Please note that the vendor would consider selling the main residence and annex independently from each other.<br /><br />
Amenities

Period coastal farmhouse

Backing onto open farmland with sea views

One bedroom annex (with residential or holiday usage)

3.5 acres in total including 2 acre paddock

Walking distance to coastal footpath

EPC rating D