SITUATION
The Old Forge occupies an enviable location in a small hamlet in the valley of the River Thrushel, just to the west of Okehampton and Dartmoor. Situated in a completely rural setting, the property is within only 2 miles of the A30 dual carriageway, which provides a direct link west into Cornwall and east to the Cathedral City of Exeter with its M5 motorway, mainline rail and international air connections. The nearby town of Okehampton offers a wide range of national and specialised shops and services, having three supermarkets which include a Waitrose, primary and secondary schooling to A-level standard. Further benefits include a leisure centre with indoor swimming pool, 18 hole golf course and cinema. Within close proximity is the Pegasus Trail and Granite Way at Sourton, providing off and on road walking, cycling and horse riding and from where access can also be gained to the delightful Dartmoor National Park with its hundreds of square miles of superb unspoilt scenery having many opportunities for riding, walking and outdoor pursuits. The north and south coasts of Devon are also within easy travelling distance with delightful beaches and superb coastal scenery.

DESCRIPTION
The Old Forge is attractively set on the edge of this popular rural hamlet and bordered on one side by the River Thrushel. The property is set within 13.2 acres of attractive grounds, combing formal gardens, woodland and paddocks, together with a stable block and further outbuildings. For the equestrian minded there is easy access to the nearby Pegasus Way for outriding. or alternatively walking or cycling. Whilst Dartmoor is also within close proximity. The property itself offers two reception rooms, together with a fitted kitchen and pantry. There is a ground floor cloakroom and the attractive addition of a sun room with lantern roof to the rear overlooking the gardens. On the first floor are three bedrooms, a family bathroom and study.

ACCOMMODATION
Via double glazed door to ENTRANCE HALL: staircase to first floor, doors to, DINING ROOM: Window to front elevation with window seat, brick fireplace. wall lighting. SITTING ROOM: Beamed ceiling, window to front and side elevation, feature stone fireplace with bread oven and wood burning stove. Understairs cupboard, door to, KITCHEN: Range of timber base cupboards and drawers with work surfaces over and inset sink and drainer, plumbing and pace for washing machine and dishwasher. space for electric cooker. Wood fired Esse for cooking. tiled floor, window to side garden. Opening to PANTRY LARDER: With shelving. Window to side aspect, space for fridge/freezer. SUN ROOM:
With slate floor, low level walls and double glazed window surrounds. Feature glazed lantern roof and French doors opening to the garden. Glazed door to REAR PORCH: hanging space for coats, door to side garden. Sliding door to CLOAKROOM: Comprising WC. wash basin, window to rear and slate floor.

FIRST FLOOR LANDING: Doors to, BEDROOM 1: Window to front elevation. Ornate cast iron fireplace, fitted wardrobe cupboard. BEDROOM 2: window to front elevation. fitted wardrobe cupboard BEDROOM 3; Window to front elevation FAMILY BATHROOM: White suite comprising WC, panelled bath with mains fed shower over and screen door, wash basin, opaque window to rear. Heated towel rail. Airing cupboard housing 'Worcester' LPG gas boiler providing hot water and central heating, door to STUDY: Shelved recess, dual aspect windows overlooking the rear garden.

OUTSIDE
A five bar gate to the right of the house opens, to a tree lined driveway with parking and turning for several vehicles. Within the drive is a cob and stone DETACHED BARN, being the former forge, with light and power connected and adjoining STORE. To the left of the drive, is a block built WORKSHOP and SHED, and pathway leading to the back door and rear garden. A mature garden, being primarily laid to lawn with gravelled pathways, established shrubs, flower beds and borders. Together with mature trees and a fruit cage. Adjacent is a CONCRETE YARD which houses a STABLE BLOCK: With three loose boxes and a tack room, light power and water connected. Opposite is a timber built general purpose GARAGE/OUTBUILDING: with double doors to front. A five bar gate from the yard, opens to the lower paddock with driveway and five bar gate to the lane. A further gate opens to the larger paddock above and the top paddock. Both with access to the lane. The remainder of the lovely grounds, border and partly cross over the River Thrushel, and comprises areas of natural woodland with pathways extending through the grounds and opening to wooded glades. Creating a lovely habitat for wildlife. In total the land extends to 13.2 Acres.

SERVICES
Mains electric, water and sewerage treatment plant drainage, LPG gas central heating, Broadband (Standard) up to 5mps (Ofcom), Mobile Coverage: 02 and Three (Ofcom)

DIRECTIONS
From Okehampton proceed out of the town as if towards Tavistock, and after approximately 1 mile turn right signposted Holsworthy and Bude. Stay on this road going straight across two more roundabouts (at the second one the road will become the A3079) From this roundabout continue for approximately 1.5 miles into Thorndon Cross. Take the 1st left hand turning and proceed for just over a mile and upon entering the small hamlet. The Old Forge will be found upon the right handside.