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Boyton, Launceston, Cornwall, PL15
Guide price £2,050,000 | 6 bedrooms | 104.83 acres

Property features

• Lot 1 & Lot 5 Kersworthy Estate
• 6 bed farmhouse
• Courtyard of traditional barns with potential (STP)
• Modern farm buildings
• Grassland and arable land
• Easy access to A30
• 104.83 acres
• Additional lots available

Very private Grade II Listed farmhouse, modernised to a high standard, with pretty courtyard of traditional barns with potential for alternative uses (STP), linhay, modern dairy/livestock buildings, productive grassland and arable land.104.83 acres. Further lots available
The Kersworthy Estate is nestled in attractive Cornish countryside just to the north of Launceston. The two farms that make up the estate enjoy a private yet accessible location. Kersworthy farmstead has a very secluded position at the end of a long driveway and is surrounded by its own land with no nearby neighbours. Buttern Farm lies closer to the road, adjoining Kersworthy Farm. The Estate enjoys far reaching views, approximately mid-way between the well serviced towns of
Launceston and Bude. Both towns offer a comprehensive range of shopping, leisure and health facilities, numerous local golf courses and sports clubs. Primary schools are to be found at Werrington, secondary schooling at Launceston, whilst independent schooling is available at Launceston, Shebbear, Plymouth, Truro and Exeter.
The spectacular North Cornish coast is some 10 miles to the west, offering abundant recreational opportunities whether it be cliff top walks or extensive sandy beaches, surfing or sailing. Alternatively nearby Dartmoor or Bodmin Moor offer a range of outdoor pursuits. The local area is also renowned for its shooting and fishing. Launceston provides mainly dual-carriageway links to the cathedral cities of Truro and Exeter. Exeter offers a superb range of shopping facilities, together with main line train services to London Paddington, an international airport and access onto the national motorway network.

The Kersworthy Estate comprises Kersworthy Farm and Buttern Farm.
Kersworthy Farm includes a beautifully presented, Grade II Listed period farmhouse, probably dating back to the late 16th Century. To the rear of the property there is a stunning, mainly 2 storey, brick built courtyard, a substantial detached traditional linhay barn, an open fronted cart shed, all with potential for alternative uses (STP), as well as a large modern style farm building. The farmstead is surrounded by attractive gently undulating pasture.
Buttern Farm meanwhile, is an excellent commercial dairy and arable farm which includes a 4 bedroom farmhouse with stunning views, a well-equipped and extensive range of modern style farm buildings, a small woodland, some highly productive grassland and arable land.
In all the estate extends to approximately 369.11 acres (149.38 hectares) and is offered in the following lots (although alternatives may be considered).

LOT 1 Kersworthy Farm
Kersworthy Farmhouse is constructed of stone and cob walls under a slate roof. Having been lovingly renovated and restored
over the years by the current vendor, the property successfully combines the charm, character and generous proportions
associated with buildings of this age, yet with contemporary modern conveniences.
The comfortable accommodation briefly comprises: front door into impressive double height Hallway with stairs to first floor and doors into many of the ground floor rooms, Dining Room with impressive slate floors and feature fireplace, Dairy, Kitchen with granite work surfaces over, oak mounted units, Living Room with feature fireplace, Boot Room with door to outside, Utility Room with slate floors and WC, stairs to Study, Family Room with triple Aga within impressive inglenook fireplace with twin bread ovens, Drawing Room with inglenook fireplace and second fireplace, back Hall, WC.
On the first floor, Bedroom 1 is laid out as a generous twin bedroom with Jack and Jill Bathroom with white suite including
bath with shower over, WC, wash hand basin and heated towel rail all under a light and airy vaulted ceiling. Bedroom 2 has a
second Jack and Jill Bathroom with suite comprising bath, WC and feature glass wash hand basin. Bedroom 3 is occupied as the master bedroom, and has an airing cupboard and built in wardrobes. The Family Bathroom has a feature copper bath,
oversized shower cubicle, WC, wash hand basin and timber floors. Bedrooms 4 and 5 have built in wardrobes and drawers.
Accessed from the Snug Room is a Living Room with a mezzanine loft above and whilst there are currently no water or
drainage services, this has potential to be converted into an annexe taking advantage of its separate external access. There is also potential to make more of a feature of the covered well which lies just outside the rear door.

On the opposite side of the parking area is a detached two storey Annexe/Games Room that has a number of potential uses,
including perhaps a wedding venue (subject to obtaining any necessary consents). It has a functioning bar and cellar and on the first floor, a large decked balcony area overlooking a private level lawned area.
The courtyard of barns, and former water wheel (with potential to be restored), are currently used for stabling and storage, but until recently were partially used as a butchery cutting room. (The remaining cold-stores etc. Are included in the sale). There are excellent views from the barns, particularly from the second floor.
There are further outbuildings with potential, subject to obtaining necessary consents, as follows: A stone and cob linhay barn under a mainly slate roof, enjoying a private position with stunning westerly views. A two storey stone and cob open fronted cart shed under a slate roof, overlooking pasture land to the rear. A garage and two stores, (one equipped as a cellar for the bar), on the ground floor below the Annexe/Games Room.

Modern Farm Buildings
Concrete portal framed farm building (90m x 60m) - with an area of hardstanding around the barn together with sheep handling
Two bay tin clad pole barn.
The farmstead is surrounded by approximately 22.53 acres (9.12 hectares) of generally productive and gently undulating pasture land, which are partially bordered by a stream.

The Land
The land comprises 104.83 Acres (43.64 Hectares) of productive and predominantly south-facing, fenced grassland and arable land in good sized enclosures, set in a private position, accessed off a practical central tarmac drive and bordered by a stream. It includes Lot 5.

Lot 1 Mains water and electricity, private drainage system, oil central heating and oil-fired triple Aga
Lot 5 The land is naturally watered, but could also be served by the mains which is in the road
between Lot 3 and Lot 5.
Please note the agents have not inspected or tested these services.

Cornwall Council, County Hall, Treyew Road, Truro, Cornwall, TR1 3AY. T: 0300 1234100.

Part of the land and buildings within Lots 3 and 5 have been let on a Farm Business Tenancy ending on 8th May 2018. Lot 2 is currently let on an Assured Shorthold Tenancy agreement, which can be terminated with 2 months notice by the landlord. The rest of the property is freehold with vacant possession available on completion.

The sporting and mineral rights in so far as they are owned are included with the freehold.

The vendor retains the current years Basic Payment Scheme payment. Entitlements will be made available with the land lots. The purchaser will take over the vendors cross compliance responsibilities. There are no Environmental Schemes that affect the land.

A plan which is not to a recognised scale and is not to be relied upon is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

All fixtures and fittings unless specifically referred to within these particulars are expressly excluded from the sale of the freehold.

The property is sold subject to and with the benefit of any Wayleave Agreements in respect of electricity or telephone equipment and the property is sold subject to and with the benefit of any public or private rights of way. There are no public footpaths shown on the Ordnance Survey Plan that affect the land. We are not aware of any public or private rights of way that affect the property. Lot 4 will have access rights down 2/3 of the driveway of Lot 1, as shaded brown on the attached plan.

Whilst the driveway to Kersworthy Farm is included within the sale of Lot 1, access rights for Lot 4 shall be granted over the first 2/3 of it and also rights to lay services under this part. Rights shall be reserved for existing services that might perhaps cross neighbouring lots, dependant on exactly how the estate is sub-divided.

The property is to be offered for sale by private treaty as a whole or in up to 5 lots.

Strictly by appointment with the vendor's appointed agents, Stags.

Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

From Launceston, proceed northwards along the B3254 towards Bude. Proceed along the road for approximately 8 miles. Just after a turning to the right signposted Boyton 4 miles, turn left signposted Week St Mary 4 miles. Proceed to the end of this road and turn left at the crossroads. After a short distance, Buttern Farm will be found on the left hand side. Buttern Farmhouse is the 2nd entrance.


For Kersworthy Farm, proceed past this and take the first turning sharp right. The entrance drive to Kersworthy Farm is the 1st driveway on the left. For Sale boards have been erected.
These particulars are a guide only and should not be relied upon for any purpose.


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