MENNABROOM FARMHOUSE AND COTTAGES

W A R L E G G A N , B O D M I N , C O R N W A L L , P L 3 0 4 H E

EXECUTIVE SUMMARYSt Neot 2.6 miles, Bodmin 8.5 miles, Plymouth 30.4 miles

(all distances are approximate)

“A delightfully located Grade II Listed farmhouse with 3 beautifully presented holiday cottages, set in around 41 acres of

gardens, grounds, pasture and woodland on Bodmin Moor”

Set on the southern edge of picturesque Bodmin Moor

Quiet and tranquil location

13th Century farmhouse with 3 bedrooms and character features throughout

17th Century converted barns providing 3 AA 4-star letting cottages

Landscaped gardens

Additional outbuildings and modern barn

Set in circa 41.2 acres

Available as a whole or as a smaller lot with 15 acres of land

Savills Exeter

Sterling Court, 17 Dix’s Field, Exeter

EX1 1QA

Tel: 01392 455719

jgreenslade@savills.com

MENNABROOM FARMHOUSE AND

COTTAGESMennabroom is located on the southern edgeof Bodmin Moor between the towns of Bodmin,Liskeard and Launceston. The Property issituated in an excellent location being wellsituated for both the north and south Cornishcoasts.

The popular village of St Neot, approximately2.6 miles to the south east, provides day-to-day needs including a parish church, Methodistchapel, public house, well-recognised primaryschool and village store.

Three 17th Century converted barns provideAA 4 star rated self-catering holiday cottages,a detached studio/office reception with WC andlaundry room, offering an ideal work-from-home opportunity.

A modern barn offers storage and housing forlivestock and potential for American Barn stylestabling.

A particular feature of the Property are thebeautiful grounds extending in to approximately41 acres (16.7 ha), of which approximately 32acres of pasture land provides grazing forlivestock or horses. The Property is alsoavailable as a smaller lot with 15 acres of land.

The Property is approximately 3.1 miles fromthe A30, affording accessibility both east andwest. Bodmin Parkway train station is locatedaround 7.5 miles away with regular services toLondon Paddington. Newquay InternationalAirport is approximately 27.4 miles away withservices to the rest of the UK and someEuropean destinations.

BODMIN MOORBodmin Moor splits the north and south coasts of Cornwall and is home to the county's highest peaks, Brown Willy andRough Tor, and boasts a number of picturesque villages such as Warleggan, St Neot, Cardinham, Blisland and Altarnun.Bodmin Moor is a vast expanse of approximately 80 square miles of spectacular landscape that includes granite tors,moorland farms and common land. The Moor provides scenic open spaces with its miles of spectacular walks, horse ridingand birdwatching opportunities. It is also home to two large lakes, Colliford Lake, where there is fishing available, andSiblyback Lake, which offers a range of water sports.

The cathedral city of Truro, approximately 34.0 miles to the south west, offers a wide variety of shopping, recreational andeducational facilities. The nearby town of Bodmin, approximately 8.5 miles distant, provides a variety of shops as well as outof town stores and various supermarkets. Within a 20-mile drive are Port Isaac on the North Cornish coast and Fowey on theSouth Cornish coast. The Camel Trail links Bodmin and Wadebridge to the resort of Padstow via a picturesque riverside footand cycle path.

MENNABROOM HOUSEMennabroom is a charming and characterful Grade II listed home dating from the 13th Century and believed to be the oldestinhabited dwelling in the area. Extensive renovations have been undertaken in recent years including re-roofing thefarmhouse with reclaimed Delabole slate, installation of oil-fired central heating, custom-built American white oak kitchenfurniture and bathroom suites.

The accommodation comprises an entrance hall, sitting room and large drawing room with wood burning stoves, diningroom, farmhouse kitchen with oil fired Aga and utility boot room. On the first floor, master suite with dressing room and en-suite bathroom, 2 further en-suite double bedrooms (currently used as B&B accommodation) and a nursery/study.

Lying to the east of the main house is a garden with a large patio and raised flowerbeds. Stone steps lead to a large lawnedarea with mature beech and sycamore trees and borders with a variety of flowering shrubs. There is a further winter gardenwith a variety of ornamental trees and flowering shrubs.

To the south of the drive is a south-facing lawned area with a small orchard, and to the rear are raised flowerbeds boundedby natural stone walls.

BYRE COTTAGEByre Cottage comprises a master bedroom, open plan kitchen/living area and shower room and can sleep 2guests.

The Byre features a wood burner, king size bed and an outdoor terrace and further lawned area.

TALLET COTTAGETallet Cottage comprises an en suite master bedroom, twin bedroom,bunk bedroom and shower room. There is a spacious open plankitchen/dining/living area with log burner and sofa bed. Tallet sleepsup to 8 guests.

Externally, there is a Juliet Balcony providing superb countryside views.

SHIPPON COTTAGEShippon Cottage is a superbly converted, 17th Century Cornish barn, comprising a double bedroom and bunkbedroom, living/dining room with log burner and separate kitchen. Shippon sleeps up to 6 guests with a sofabed.

Externally, there is a lawned area and parking.

THE LANDIn total, the property extends toapproximately 41.2 acres (16.7 ha)comprising approximately 32.5 acres (13.15ha) of pasture and 6 acres (2.43 ha) ofamenity woodland.

To the north of the Property, leading off thedriveway for the cottages, is a fenced poultryenclosure with adjoining large kitchengarden, soft fruit cage, aluminium-framedgreenhouse and a large poly tunnel frame.

A modern barn offers storage and housingfor livestock and potential for American Barnstyle stabling.

Leading through well-fenced pasture land,which lies principally to the east of thefarmhouse and cottages, the private drivecrosses a stream with a small waterfall and2 wildlife ponds. To the south side of thefarmhouse, running up the valley to thewest, is a delightful area of deciduouswoodland intersected by the River Deweywhich attracts a wide variety of wildlife andoffers tranquil walks.

There is a Basic Payment entitlementattributable to the farm. This will betransferred to the purchaser in accordancewith the RPA transfer guidance followingcompletion.

The Property is available to purchase as awhole plot, or as a smaller lot comprising themain house, cottages and 15 acres of land.

GENERAL INFORMATION

Services:Mains electricity, private water and drainage. Oil fired central heating.

Tenure:Freehold.

Energy Ratings:All buildings are EPC exempt.

Trade:Trading information is available to genuine applicants. The business operates through a dedicated website which can be found at www.mennabroom.com.

TUPE:The purchaser will be required to comply with the relevant legislation in respect of present employees.

VAT:Should the sale of the property or any right attached to it be deemed a chargeable supply for VAT purposes, such tax will be payable by the purchaser in addition to the sale price.

Fixtures and Fittings:Trade inventory will be included in the sale. Stock at valuation on completion.

Local Authority: Cornwall County Council, County Hall, Treyew Road, Truro, TR1 3AYhttps://www.cornwall.gov.uk/

Rateable Value and Council Tax: £7,800 – Self catering holiday units (3), guest house and premises Main House council tax Band E.

Contact: James Greenslade: jgreenslade@savills.com DD: 01392 455719 M: 07870 555893

Harriet Fuller: harriet.fuller@savills.comDD: 01392 455769 M: 07807 999768

Viewings:Strictly by appointment with Savills or D.R. Kivells. Prior to making an appointment to view we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property in order that you do not make a wasted journey.

IMPORTANT NOTICE Savills, their clients and any joint agents give notice that:

1.They are not authorised to make or give anyrepresentations or warranties in relation to theproperty either here or elsewhere, either on theirown behalf or on behalf of their client orotherwise. They assume no responsibility for anystatement that may be made in these particulars.These particulars do not form part of any offer orcontract and must not be relied upon asstatements or representations of fact.

2. Any areas, measurements or distances areapproximate. The text, photographs and plansare for guidance only and are not necessarilycomprehensive. It should not be assumed thatthe property has all necessary planning, buildingregulation or other consents and Savills have nottested any services, equipment or facilities.Purchasers must satisfy themselves byinspection or otherwise.