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Warbstow, Launceston
Guide price £1,100,000 | 15 bedrooms | 2.6 acres

Property features

• Charming 3 bedroom Grade II Listed farmhouse
• Five high-quality holiday cottages with healthy turnover
• Wonderful, long established, lifestyle business
• High level of returning guests
• Excellent base for touring North Cornish coast
• Unlimited Superfast Wi-fi (80 Mbps)
• Barn and outbuildings with scope for development (stp)
• Stunning peaceful setting with ample parking
• Mature manageable gardens and grounds of 2.6 acres

Introduction
The farmhouse is beautifully presented; the ground floor with flagstone flooring throughout comprises a large lounge/diner, with inglenook fireplaces and log burner, a large kitchen/breakfast room, with oak units and granite worktops plus utility room. The first floor has three generous double bedrooms, family bathroom and toilet/storeroom. The enclosed private garden to the rear has well established shrubs, lawn, patio and greenhouse, with a self contained fully insulated office (previously used for additional accommodation).

There are five delightfully presented self-catering cottages, set off the courtyard that provide a wonderful lifestyle business. Each individually designed cottage is well appointed throughout, sleeping from 2-5 guests, up to a maximum of 21 in total. All have fully equipped kitchens, open plan lounge/diner with log fire, family sized shower room and large double and twin bedrooms, with unlimited Superfast WI-FI (80Mpbs) throughout. The Roundhouse cottage also has full residential rights offering an excellent opportunity to those looking for variable living arrangements, now or in the future.

Situation
Located off a country lane in a peaceful and rural part of North Cornwall, the property is well situated for exploring the surrounding areas.

The nearest beach on the rugged and picturesque North Cornish coast is Crackington Haven (6 miles) where you can join the South West Coast Path, the UK's longest National Trail and the A39 (2 miles) provides easy access to the popular destinations of Bude with its renowned sandy beaches, Tintagel, Port Isaac and Padstow. On nearby Bodmin Moor, an Area of Outstanding Natural Beauty, you can enjoy the wild landscape and heather covered upland granite moorland and tackle Cornwall's two highest peaks, Rough Tor and the slightly taller Brown Willy.

For day to day facilities there is a Post Office/general store at Wainhouse Corner (3 miles). For a wider range of facilities the coastal resort of Bude (10 miles) has a variety of shops together with schools, supermarkets, doctors, dentists and vets. Launceston (12 miles) also has access to the A30 trunk road which connects the cathedral cities of Truro and Exeter. At Exeter there is a superb range of shopping facilities including department stores, a mainline railway station serving London Paddington, an international airport and access to the M5 motorway network.

Farmhouse
The farmhouse is Grade II Listed and is believed to have been built around the mid-17th Century. A charming property, it is full of character and period features. From the front porch the front door leads into the sitting/dining room with exposed beams, slate flagstone floor and two inglenook fireplaces (one with wood burner). Steps lead down to the kitchen/breakfast room which also has a slate flagstone floor and exposed beams. This room overlooks the garden to the rear and side. There is an extensive range of oak cupboards with granite worktops, butler sink, space for appliances and built in wall cupboards. A lovely old wooden door leads to the utility room and garden beyond.

Stairs from the kitchen lead to the first floor. The landing is part panelled and has many exposed beams. There is a cupboard housing the hot water tank and a room with a WC and sink (previously the bathroom) which is used for storage. The master bedroom has a window to the front, exposed beams and a built in wardrobe. Bedroom 2 also overlooks the front and has exposed beams, a built in cupboard and a charming old stone fireplace. Bedroom 3 has a window to the side, exposed beams and built in cupboards. Family bathroom with bath and shower over, WC, sink, window to rear. Please note that the accommodation on the first floor is in the eaves so in parts the ceiling height is reduced.

To the rear is a private garden with patio, mature planting and lawn. The garden wraps around the side of the farmhouse to a greenhouse. There is parking to the front and a double garage to the side.

Office
In the farmhouse garden is a separate, single storey building with a vaulted ceiling currently used as an office. Open plan L-shaped room with plumbing in situ for a kitchen, windows overlooking the garden and a shower room with sink, WC and shower.

The business
The current owners have run the self-catering holiday cottage business for in excess of 18 years. During this period they have continuously updated and renovated the cottages and have built up a loyal customer base. The business is run to suit their lifestyle and they trade below the VAT threshold. Accounts can be made available to prospective purchasers following a viewing.

The holiday cottages
The five holiday cottages have been converted from 18th Century farm buildings and offer characterful, well-presented self-catering holiday accommodation. All the cottages are rated 4* by Visit England and have open fires and exposed beams. There is plenty of parking and guests are welcome to use the playing field, copse and the two BBQ areas.

In brief the cottages comprise:
Cottage 1 (sleeps 2) - has disabled access
Cottage 2 (sleeps 4)
Cottage 3 (sleeps up to 5) - upside down cottage
Cottage 4 (sleeps up to 5)
Cottage 5 (sleeps up to 5)

Outbuildings
To the south of the site is a substantial barn with a concrete yard in front. The barn has a brick built base with corrugated tin sheet sides and roof and, along with two single storey storage buildings, is used to house animals and for general purpose storage. A new owner may wish to investigate alternative uses for these buildings (subject to obtaining the relevant consents). To the side of the farmhouse is a garage, an open fronted building which also contains the private water supply processing plant.

The land
The property has tree lined boundaries, a copse, playing field and gardens used by guests in addition to the private farmhouse garden. The neighbouring farmer has a right of way over the initial part of the driveway to reach a field. In all the land amounts to about 2.67 acres.

Services
Mains electricity, private water supply, private drainage, oil fired central heating to the farmhouse and electric heating to the cottages.

Outgoings
Farmhouse Council Tax Band F
The holiday cottages have a Rateable Value of £13,000. Actual rates payable for 2018/19 £1,865.

Directions
From the A30 heading south go past the turnings for Launceston and at Kennards House take the A395 towards Camelford / North Cornwall / Wadebridge. Follow this road for about 7.5 miles and at Hallworthy turn right. Continue along this road and pass through Tredarrup Cross. Take the next turning signposted for Trengune and keep left for approx. 1.5 miles. The turning for the property is on the right hand side.

Viewing
Strictly by appointment through Stags on 01392 680058.

These particulars are a guide only and should not be relied upon for any purpose.
 

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