Barnend, 1 Plough Court, Roskrow, Penryn, Cornwall, TR10 9AP

Guide Price £295,000 Freehold

A delightful hamlet setting, just four miles from Falmouth and the sea, for this lovely two double bedroom (main en suite), two reception room reverse level former barn,

converted as one of just eight inspired and much sought after courtyard homes in unspoilt rural and woodland surroundings. Established garden, with quality garden

room/conservatory, garage and parking space.

THE LOCATION Roskrow is a lovely, little known hamlet, tucked away yet remarkably convenient for access to

Falmouth harbour town 4 miles, Penryn 2 miles, Helston and Truro City about 8 miles each. Roskrow is unspoilt with

Plough Court enjoying a particularly attractive courtyard and wooded setting with countryside and walks all around.

Falmouth University at Tremough and Asda's superstore are each within about 1 mile from the property.

THE PROPERTY Plough Court was converted in the 1990s from a collection of quality stone buildings & barns, believed

to have been build by Napoleonic prisoners of war in the early 1800's. This well conceived and now established

collection of 8 individual homes, lies around an attractive courtyard, is much sought after for its lightly wooded

surroundings & convenient location.

Barnend, 1 Plough Court is tucked at the end of a short terrace in a lovely spot within the courtyard. The property is

characterful and well-proportioned having an 18' sitting room with open fire, a separate dining room and fitted

kitchen, all accessed on the level from the garage and parking area. Bedrooms and bathroom are on the 'lower' floor

with two decent doubles, one with an en suite bath/shower room in addition to the main bathroom. In addition, there

is a study/nursery accessible from the second bedroom and outside. A quality conservatory/garden room lies to the

side of the slate pitch roofed garage and provides flexibility and appeal.

With space to park, a lovey natural setting and convenience for Falmouth and Penryn, this is an outstanding

opportunity!

ACCOMODATION IN DETAIL (ALL MEASUREMENTS ARE APPROXIMATE

UPVC double glazed and panel effect front door into...

REF NO. 11120

• Character rural home

• Courtyard conversion of historic buildings

• 2 Double bedrooms, plus nursery/study

• Master bath/shower room plus main bathroom

• Generous sitting room, separate dining room

• Garden room/conservatory

• Substantial single garage & parking space

• Falmouth 4 miles, Penryn 2 miles & Truro 9

miles

HALLWAY Spotlit ceiling. Access to loft space (ladder, boarded and lit). Panel doors to sitting room and dining room

(through to kitchen). Door to airing cupboard/utility cupboard housing hot water tank, slatted shelves.

SITTING ROOM 18' 10" x 12' 6" (5.74m x 3.81m) increasing to 15' 7" (4.75m) plus indent. Four UPVC double glazed

windows: two to front and two to rear, each with window shelves. Attractive open fireplace with tiled cast iron and

timber surround and slate hearth. Two electric night storage heaters.

DINING ROOM 14' x 11' 8" (4.27m x 3.56m) including stairwell to ground floor. double glazed window to front and side.

Night storage heater. Telephone point. Staircase to ground floor. Entrance to...

KITCHEN 14' 10" x 6' 7" (4.52m x 2.01m) Double glazed window to rear. Oak fitted range of base and eye level

cupboards and drawers with roll top work surface and inset one and a half bowl stainless sink and drainer with

mixer tap. Built-in fridge/freezer, dishwasher and double oven and grill with A.E.G. extraction hood.

GROUND FLOOR

HALLWAY Glazed and

panelled door to rear.

Electric night storage heater.

telephone point. Under stair

cupboard. Doors to three

bedrooms, bathroom and...

UTILITY ROOM Space and

plumbing for washing

machine with shelf for

tumble dryer above. Sink.

Electric consumer unit.

BATHROOM Quality refitted in white, comprising panel bath with electric shower, glass screen, wash hand basin

and button flush WC. Tile floor and partial wall tiling. UPVC obscure double-glazed window to rear. Fitted

cupboards, bevelled and lit mirror. Heated towel radiator. Shaver point

BEDROOM ONE 13' x 11' 5" (3.96m x 3.48m) & 9' 6" (2.9m) to face of fitted wardrobe and cupboard space. Fitted

dressing table and chest of drawers. Electric heater. Panelled door to....

EN SUITE BATH/SHOWER ROOM A generous 11' 2" x

6' 5" (3.4m x 1.96m) white four-piece suite

comprising button flush WC, wash hand basin,

corner walk-in shower cubicle, large jacuzzi bath

with central tap. Painted panelled and part ceramic

wall tiled. Obscure double-glazed window to rear.

ceiling spotlights. wall-mounted heater.

BEDROOM TWO 17' 3" x 8' 4" (5.26m x 2.54m) UPVC double

glazed window to front. Walk-in wardrobe and cupboard

space. electric heater. TV point. Door down slate steps to...

STUDY/NURSERY 12' x 5' (3.66m x 1.52m) With twin inset

Velux double glazed roof windows and doorway to outside.

Fitted desk, drawers and shelves. Telephone point

OUTSIDE Entrance from the road onto a gravel chip driveway culminating in an area to park and the block of four

garages, Barn End being the nearest.

GARAGE 18' 10" x 9' 10" (5.74m x 3m) A healthy single size, block built with high apex ceiling (for additional storage if

required) and a slate roof. Up and over metal door. Power and light. Electric Consumer unit.

From the garage and parking area, steps down to a paved terrace and the ……...

CONSERVATORY/GARDEN ROOM 12' 10" x 9' 7" (3.91m x 2.92m) Black base walls and UPVC double glazed windows

above with double glazed pitched roof. Power and light.

Potting area to rear, steps to lower ground floor.

GARDEN A lovely established area, facing south, south west, lawned with low hedge around and shrubs and plants

including Mahonia, rhododendron, azalea and an apple tree. Trellis with roses and jasmine. Small timber decked

terrace.

Step free access to the front door. Light.

AGENTS NOTE Barnend is fitted with, and owns, the photovoltaic solar panels on its roof which provide electrical

energy to the property and income via the 'feed in' tariff.

£60 a month is paid by all owners for the maintenance of the driveway and communal areas.

DIRECTIONS From Falmouth proceed towards Penryn, passing over Penryn Bridge and along Commercial Road

continue up Treluswell turning left at the roundabout at the top. After approximately 1/3rd mile turn right signed

Roskrow. Proceed along this lane and then turn right. Bear around to the right where Barnend can be found at the end

identified by a Heather & lay For Sale board.

GENERAL INFORMATION

SERVICES: Mains electricity & water, private drainage via Plough Court Biotech drainage system.

COUNCIL TAX: D

TENURE: Freehold

EPC RATING: D

ARE YOU BUYING TO LET?

Heather and Lay Property Letting is the area’s leading property management company with a dedicated team of letting

professionals and an established reputation for letting property professionally.

Whether you buy through us or not, if you are thinking of letting and would like advice from one of our team, join 100’s of satisfied

customers and contact us today - 01326 374850 or penryn@heather-lay.co.uk – they would be delighted to hear from you.

FLOOR PLANS

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know that Heather & Lay or the individual member of staff may or may not receive a referral fee.

ANTI-MONEY LAUNDERING REGULATIONS - Purchasers

It is a legal requirement that we receive verified identification from all buyers before a sale can be instructed. We ask for your

cooperation on this matter to ensure there is no unnecessary delay in agreeing a sale. We will inform you of the process once your

offer has been accepted.

PROOF OF FINANCE - Purchasers

Before agreeing a sale, we will require proof of your financial ability to purchase. Again, we ask for your cooperation on this matter to

avoid any unnecessary delays in agreeing a sale and we will inform you of what we require prior to agreeing a sale.

VIEWING DETAILS: Strictly by prior appointment please with Heather & Lay, 3 Church Street, Falmouth Telephone:

01326 319767