Launceston, PL15 8NP

Nestled in a quiet rural setting with minimal neighbouring properties, this charming detached barn conversion presents a unique opportunity for buyers seeking space and potential. Generously proportioned and full of character, the property offers a blank canvas for those wishing to modernise and personalise to their own taste. The accommodation comprises of the following:-entrance hallway, two reception rooms, W.C., kitchen/diner and utility room. On the first floor there are four well-sized bedrooms, including a master with en-suite and a family bathroom. Externally, the property benefits from a rear garden, a single garage, and useful outhouses for storage or workshop space. Directly opposite, a substantial parcel of land extending to approximately 0.5 acres is very established with mature shrubs, trees, and brambles. Adding further appeal is a detached stable block, brimming with potential for conversion or development (subject to the necessary consents). The land is ideally suited for those with aspirations of self-sufficiency, hobby farming, or animal keeping—making this an exceptional lifestyle opportunity. LOCATION The property is located just over a mile from the village of Boyton with excellent access to Launceston or to Bude /North Coast road. The village of Boyton contains a village Primary School, Church and Methodist Chapel. To the South (approx. 6 miles) via the B3254 the former market town of Launceston provides a range of commercial, retail and social services, including supermarkets, doctors surgery, primary and secondary schooling. Launceston sits astride the A30 dual carriageway, which provides an excellent road link throughout Cornwall and Devon. In all directions from Boyton is scenery of outstanding natural beauty. To the North (11 miles) is the stunning rugged Cornish coastline interspersed with quaint former fishing villages and popular sandy surfing beaches. To the West are the open spaces of Bodmin Moor, ideal for walking and riding, to the East is Dartmoor National Park and leading south is the hidden Tamar Valley steeped in 18th century mining history running out into Plymouth Sound famous for yachting activity. Entrance via obscure glass door with floor to ceiling windows either side into:- ENTRANCE HALLWAY Stairs rising to first floor. LVT flooring, radiator, exposed beams and exposed painted stonework. LIVING ROOM Window to the front and side elevation. Stone fireplace with wooden / slate hearth and slate mantel, exposed beams, carpet and radiator. W.C. Low level W.C., pedestal wash hand basin with separate taps and tiled splash backing. Vinyl flooring and radiator. RECEPTION ROOM TWO Window to the front elevation. Storage cupboard, painted exposed stone work, exposed beams, carpet and door to:- KITCHEN / DINER Windows to the front and rear elevations. Range of base units with work surface over having inset stainless steel sink with mixer tap and inset hob with oven below. Rayburn, exposed beams, carpet and vinyl flooring. Door into:- SIDE ENTRANCE Door leading to front of property. Vinyl flooring. UTILITY ROOM Obscure window to the rear elevation. Low level W.C., base unit with inset stainless steel sink with drainer and mixer tap. Tiled splash backing. GARAGE Electric up and over door. Window to the rear elevation and door leading to the rear garden. Loft hatch. Fuse board. From the entrance hallway stairs lead to:- FIRST FLOOR LANDING Door to rear garden with adjacent window. Radiator and carpeted. BEDROOM FOUR Single room with window to the rear elevation. Exposed painted stonework, carpet, radiator and door into floor to ceiling storage cupboard. Could be utilised as a study. BEDROOM THREE Windows to the front and side elevations. Painted exposed stonework, radiator, floor to ceiling cupboard, inset sink with mixer tap and cupboard below, carpet and space for double bed and bedroom furniture. BEDROOM TWO Window to the front elevation. Double floor to ceiling storage cupboards, sink with mixer taps and cupboard below, radiator, carpet and exposed painted stonework. SHOWER ROOM Obscure window to the front elevation. Half height tiles. Low level W.C., corner walk-in shower and pedestal wash hand basin with separate taps. Radiator and carpet. MASTER BEDROOM Window to the front elevation. Double doors leading to walk-in wardrobe. Carpet, radiator and exposed painted stonework. Space for double bed and bedroom furniture. EN-SUITE Obscure window to the rear elevation. Half height tiling and tiled floor. Pedestal wash hand basin with separate taps, low level W.C. and panel enclosed bath with mixer tap and shower above. Radiator and storage cupboard. Outside The rear of the property can be accessed from either the garage or from the first floor landing. There is an area currently laid to concrete with boiler and two separate sheds perfect for log store / storage. From this area concrete steps lead up to the garden being fully enclosed with grass area having shrubs and houses the oil tank. At the front of the property there is access to the further garden area the other side of the road. This amounts to approximately 0.5 acres comprising very mature shrubs and trees. There was a previous fruit cage and large vegetable patch which is now overgrown. An outbuilding comprising three bay stables could be further developed, subject to the necessary planning consents. Power and light connected. SERVICES Mains water and electricity. Sewerage by septic tank located across the road, due to be emptied 16th October. Oil fired central heating. Solar Panels are owned by the property for the property use only. They generate an annual income of £600.00. EE Rating - D Council tax band - D Directions What3Words – phones.cadet.bypassed Virtual Tour - available on request Viewings strictly by appointment only Please ring 01566 777 777 to view this property and check availability before incurring travel time/costs. Full details of all our properties are available on our website www.kivells.com. Disclaimer Kivells, their clients, and any joint agents give notice that they are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any areas, boundaries, measurements, or distances are approximate. The text, photographs, CGI’s, and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation, or other consents, and Kivells have not tested any services, equipment, or facilities. The property is sold subject to all matters in the Property and Charges Register, including rights of way, wayleaves, and easements. Purchasers are deemed to know all boundaries; neither the vendor nor agents will define them. Boundary disputes will be decided by the vendor’s agent. Nothing in these particulars constitutes financial advice. Seek your own financial advice. Using Mortgage Genies SW Ltd. services will result in a referral fee of £250 + VAT to Kivells. Kivells retains copyright to all sales particulars, photographs, floor plans, sketches, and advertisements. Verified Material Information Council Tax band: D Tenure: Freehold Property type: House Property construction: Standard construction Energy Performance rating: F Electricity supply: Mains electricity Solar Panels: Yes Other electricity sources: No Water supply: Mains water supply Sewerage: Septic tank Heating: Oil-powered central heating is installed. Heating features: Aga/Rayburn and Open fire Broadband: FTTP (Fibre to the Premises) Mobile coverage: O2 - OK, Vodafone - OK, Three - Good, EE - Good Parking: Garage and Off Street Building safety issues: No Restrictions - Listed Building: No Restrictions - Conservation Area: No Restrictions - Tree Preservation Orders: None Public right of way: Yes: The land is subject to the following rights granted by a Deed of Gift of land adjoining the eastern boundary of The Granary dated 15 December 1987 made between (1) Horace Ellacott (Donor) and (2) Lindsay Phillip Ellacott (Donee):- "TOGETHER with the right for the Donee and his successors in title to enter upon the adjoining land retained by the Vendor adjacent to the building situate in the south-western corner of the area numbered 6499 as may be reasonably necessary for the purpose of inspecting repairing and rebuilding the said building the Donee and his successors in title doing in the exercise of such right no unnecessary damage and forthwith making good all damage done." NOTE: The Granary adjoins the building referred to. Long-term area flood risk: No Historical flooding: No Flood defences: No Coastal erosion risk: No Planning permission issues: No Accessibility and adaptations: None Coal mining area: No Non-coal mining area: No All information is provided without warranty. Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0. The information contained is intended to help you decide whether the property is suitable for you. You should verify any answers which are important to you with your property lawyer or surveyor or ask for quotes from the appropriate trade experts: builder, plumber, electrician, damp, and timber expert.