5 bedroom house

This substantial country residence nestles amongst 4.5 acres of wonderful grounds capturing outstanding views over the valley and River Tamar which is a designated area of outstanding natural beauty. It has been home to our clients for some four years and during that time they have made many improvements to the property and run a very successful well established seasonal Bed and Breakfast business with three one bedroom suites (two of which are in the main house and have external access) and all being able to be let simultaneously. The home has a highly flexible arrangement of rooms which could be modified to suit a wide variety of buyers including those that would look to continue the lifestyle B&B concept and/or those who require space to work from home. There are many character features throughout and modern comforts aplenty including a luxuriously appointed kitchen, fully tiled bathrooms, oil fired central heating and UPVC double glazing. The self-contained stable annexe lends itself to longer term letting or ancillary usage for extended family. A sweeping driveway provides plenty of off road parking and there is a double garage. The grounds are well kept and comprise of large split level formal garden areas and terraces providing outside dining spaces, all of which enjoy the fabulous views, as well as meadow land and woodland trails which gently descend to the riverbank where single bank fishing rights can be enjoyed on the Tamar which is famed for its salmon and trout.
   
The property is approached via a few steps from the driveway. Access is via a porch which opens into a long hallway with a slate floor. There are plenty of reception rooms including the lounge which has a feature stone fireplace with wooden lintel and slated hearth upon which an inset multi fuel burner which provides a cosy atmosphere. The lounge leads out to the sun room which is a superb light space with the best of the views over the valley. The formal dining room has the same outlook with patio doors leading out to the terrace. The kitchen/breakfast room is a large room which has a range of fitted and matching wall and base units with glass display cabinets and shelving. There is a large four oven oil fired Aga, a centre island with granite top and built-in hob. The splendid UPVC double glazed conservatory provides a further area to relax in and was added a number of years ago being able to receive the afternoon and evening sunshine. A further sitting room is currently being used as a large office and could if required double up as a fifth bedroom. Completing the ground floor is a boiler room, and WC. This level also has access to the integrated ground floor letting suite which at present comprises of a double bedroom and shower room and a further reception space which could serve as a comfortable study.
   
On the first floor are three bedrooms, all of which have the benefit of fully tiled en-suite facilities. The superior main bedroom has in addition double doors which lead out to a large balcony which captures the best of the views. The third bedroom is part of another letting suite that has an adjacent dressing/cot room with a small balcony. There are many character features throughout the home including beamed ceilings (many of which are vaulted), exposed stonework and solid oak internal doors. The property has oil fired central heating and fibre broadband is connected to a high speed.
   
The stable, is a self-contained, well-presented detached annexe which has well-proportioned two storey, one bedroom accommodation and again far reaching views. It would be suited for longer term letting or to be occupied by an extended family member. Adjacent is a utility room which has been used as a laundry and opposite a large double garage.
         
GROUNDS
The grounds amount to some 4.5 acres and are private, sheltered and well enclosed. They extend into woodland and therefore provide a perfect wildlife habitat. There is a gravelled driveway which serves the generous concreted off road parking area providing space for many cars and vehicles with an electric car charging point in place. Immediately outside of the cottage are a number of outside lights (LED) with power points and cold water taps. Outside dining is afforded in many paved areas around the perimeter of the property, as well as a decked space, all of which taking full advantage of the views. The gardens are split level and have been landscaped and most attractive. A pond is fed by greywater and rockeries are full of shrubs and bushes with the lower level lawn (once a place for an outside swimming pool) featuring a wooden arbour and shrubs to include, rhododendrons, camellias and hydrangeas. The grounds comprise of attractive woodland trails with part way down a pig pen and run which benefits from a mains water connection. The riverbank is absolutely stunning where 150 yards of single bank fishing rights on the Tamar can be enjoyed.
            
The following is a quotation from the home owners:
      
"Special days at Primrose Cottage. Seeing the day dawn on the Devon hillside across the river. Watching cows in the meadow in Cornish countryside, steeped in history. Big skies and starry nights. Woodland paths, leaves crunching, and the Tamar steaming in the morning sunshine. Sitting by the river listening to the weir, catching sight of the fish jumping. A warm AGA for cold hands, the kitchen is at the heart for entertaining family and friends. A comfy cottage in a large country house".
      
LOCATION
Launceston Town is located approximately 4 miles away and boasts a range of shopping, recreational, educational and commercial facilities and lies adjacent to the A30 trunk road giving access to Exeter in one direction and Truro and West Cornwall in the other. The West Devon Stannary Town of Tavistock is approximately 9 miles distance with similar levels of amenities having the beauty and rugged landscape of Dartmoor National Park close to hand as well as good commuting links to the continental ferry port in the City of Plymouth which is approximately 24 miles away offering a wider range of facilities as well as Exeter within 43 miles of which both cities have excellent transport links to other areas of the country. Close to hand located within a few miles are the Villages of Milton Abbott and Lawhitton which collectively have parish churches. There is also a Primary School at Milton Abbott and a mobile Post Office service which visits Lawhitton.

From Launceston proceed south over the A30 on the A388 towards Callington. Continue for approximately 2 miles taking the left hand turning signposted towards Tavistock along the B3362. Continue along this road passing the Taylors Motors on the right hand side. Embark on the gradual descent towards Greystone Bridge where the cream Bed and Breakfast signage for the property will be clearly visible on the left hand side before you get as far as the bridge.



Marketed by: Fine & Country, Launceston