Property description

A wonderfully presented 3 bedroom cottage occupying a tucked away position surrounded by trees and countryside. Situated barely a 1/4 of a mile from St Austell town centre this rare find offers individual character accommodation close to all amenities. A lounge, dining room and kitchen are to be found on the ground floor while 3 good sized bedrooms and bathroom are on the first floor. The property sits on a sloping plot with delightful gardens to the side and front. The gardens have a naturalness about them with pathways leading in, around and under mature shrubs. A small stream is temporarily dammed to form a pool before babbling on further down the garden. A greenhouse hints at the possibility of home grown produce and, once the gardening chores are completed, the patio is the place for quiet reflection and appreciation of the scene around you.

Approach
The property is situated on a lane accessed from Bodmin Road just north of the railway viaduct. The cottage is on the left at the end of a terrace of three. Parking for approximately 3 vehicles is available at the side of the terrace of cottages with pedestrian access then leading behind the first two cottages to the back door of number 88. Using the map and satellite functions to understand the location of the cottage before arranging a viewing appointment is highly recommended. As mentioned, pedestrian access is to the back of the property and most people entering or leaving will use the back door. There is, however an official \"front door\". These details are written assuming you have entered the property by this door.

Entrance Hall
Doors to lounge and dining room. Stairs rise to the first floor.

Lounge - 13' 11'' x 11' 10'' (4.23m x 3.60m)
Feature slate fireplace with cast iron inset, slate hearth and tiled surround. Double glazed window to front elevation. Central heating radiator.

Dining Room - 11' 11'' x 10' 7'' + recess (3.62m x 3.22m + recess)
Double glazed window to front elevation and central heating radiator. Door to under stairs storage cupboard. Alcove shelving. Door to:

Kitchen - 11' 7'' x 10' 1'' (3.53m x 3.08m)
Range of base and wall mounted kitchen units with work and preparation surfaces over. Ceramic tiled splash backs. Integrated electric oven and hob with extractor fan over. Space and plumbing for slim line dishwasher. Space and plumbing for washing machine. Further appliance space. Windows and door to rear elevation. Ceramic tiled floor.

First Floor Landing
Doors to all bedrooms and family bathroom. Loft access hatch and smoke alarm. Double glazed window to rear elevation.

Bedroom One - 12' 1'' + recess x 10' 2'' (3.68m + recess x 3.09m)
Two double glazed windows to front elevation and central heating radiator.

Bedroom Two - 11' 9'' x 9' 8'' to robes (3.57m x 2.95m to robes)
Built in wardrobes. Two double glazed windows to rear elevation and central heating radiator.

Bedroom Three - 11' 9'' x 6' 4'' (3.57m x 1.94m)
Double glazed window to front elevation and central heating radiator.

Family Bathroom - 9' 1'' x 6' 11'' (2.77m x 2.11m)
Three piece suite in white comprising low flush WC, pedestal wash hand basin and panel bath with electric shower over. Frosted double glazed window to rear elevation. Central heating radiator. Door to airing cupboard.

Outside
Opposite the back door are two cupboards, one housing the oil fired central heating boiler, the other for general storage. The delightful sloping gardens are laid out to the side and front of the property and feature mature shrubs and trees, stepped pathways, patio, greenhouse, shed and a natural stream. The gardens are beautiful but due to their sloping nature and lack of level lawn are probably not suitable for people with mobility difficulties or for unsupervised use by children.

Energy Efficiency Rating - 32 - Band F

Property Features :

• 3 Bedroom Cottage
• Delightful Setting
• Terraced Gardens
• Oil Fired Central Heating
• Character Accommodation