Budock Water

Guide price

Bedrooms: 3
Occupying a total site area of approximately .7 of an acre, an historic, detached cottage, dating from the early 1800's, situated off a quiet no-through lane, on the edge of this ever-popular village, facing south, and including a plot with Outline Planning Permission for a separate, detached, dwelling.


(all dimensions being approximate)


Timber entrance door with porthole window, beamed ceiling, open tread staircase rising to the first floor landing, engineered oak flooring, under-stair storage area with night storage heater, wall light point.


5.40m x 3.68m (17'8 x 12'0 )

A delightful double aspect room with deep silled small pane casement window with secondary double glazing. Beamed ceiling, engineered oak flooring throughout, night storage heater, TV aerial lead, wall light points, Victorian-style fireplace with tiled slips, timber surround and tiled hearth. Shelved alcove, deep slate silled window with hardwood framed, leaded, double glazed window to the conservatory, with matching twin hardwood doors enjoying further views through to the gardens.


3.80m x 1.80m (12'5 x 5'10 )

Range of fitted base and wall units with worksurfaces between and complementary tiled splashbacks. Stainless steel sink unit, recess with plumbing for washing machine, beamed ceiling, cupboards housing electrical meters and trip switching. Recess with cooker panel point and space for fridge. Glazed screen with reeded glass from the reception hall, oak door with sealed unit screen opening into the:-


9.07m in length (29'9 in length)

A superb, bright and sunny, additional sitting area, of substantial block and uPVC double glazed construction with full depth and breadth windows, together with doorway, overlooking and opening onto the gardens. Exposed stone walling, slate sills, wall lights, slate flooring throughout, oak doorway to the garaging.


4.12m x 3.88m (13'6 x 12'8 )

Another charming, double aspect room, with small pane casement window with secondary double glazing to the rear elevation and hardwood framed double glazed window with slate sill to the front. Beamed ceiling, magnificent stone fireplace with raised hearth, Wood Warm log-burner. Wall light points, engineered oak flooring, night storage heater, TV aerial lead.



Part galleried with access to over-head loft storage area, night storage heater, part canopied ceiling and traditional timber doors to the upstairs rooms; left to right from the top of the staircase.


3.65m x 3.92m (11'11 x 12'10 )

Hardwood framed double glazed window to the south elevation with deep slate sill. Range of fitted wardrobes with storage lockers over, night storage heater, canopied ceiling.


Complementary white three-piece suite comprising a low flush WC, pedestal wash hand basin and panelled bath with mixer tap. Part tiled walls, beamed ceiling, shaver socket, glazed screen with reeded glass from the landing, heated towel rail, built-in airing cupboard housing lagged copper cylinder with immersion heater and linen shelving. Part tiled walls, hardwood framed double glazed window with deep slate sill overlooking the gardens and neighbouring woodland.


2.35m x 2.64m (7'8 x 8'7 )

An irregular, L-shaped room, now including a large, walk-in, fully tiled shower cubicle with Mira instant shower (easily removed if preferred). Currently used as a study, again featuring a beamed, part canopied ceiling and with hardwood framed double glazed window with deep sill, once again overlooking the gardens and woodland to the outskirts of the village.


3.12m x 3.67m (10'2 x 12'0 )

First measurement excludes a deep door lobby and taken to the front of a full depth of the room range of fitted wardrobes with louvre doors. Exposed beamed ceiling and part canopied. Night storage heater, hardwood framed double glazed window, again with attractive garden and woodland views.



5.72m x 5.33m (18'9 x 17'5 )

Overall measurements, with the garage divided internally into two single garage areas by block walling with an interconnecting doorway. Light and power connected, two metal up-and-over doors, built-in coal bunker, courtesy door to the accommodation and further door to the gardens.


Immediately to the rear of the property, there is a broad terrace which extends almost the entire breadth of the property with courtesy door from the conservatory, shrub borders, door to the garage with courtesy lighting and steps which lead past a now overgrown greenhouse, below which there is an extensive area of woodland garden - a haven for wildlife - stretching to a leat, small 'island', stream and beyond the opposite bank. An immensely pretty, tranquil, sylvan area, ripe for the keen gardener, or simply left in its natural state.


Situated to the western side of the cottage, enjoying a similarly sunny, gently sloping southerly aspect over the wooded grounds to the stream beyond.

Planning Permission on 10 December 2020 was granted for the construction of a dwelling and domestic garage - Cornwall Council Application Number: PA20/06989 (a copy of which is annexed hereto). This consent allows for a plot measuring 78'1 (23.82m) in depth x 86'6 (26.39m) in width, although a future owner may wish to alter these boundaries, subject to any additional consents.

The Grant of Outline Planning Permission refers to 'some matters reserved, namely appearance and landscaping etc'. The floor plans show a reverse-level, two-storey house with three bedrooms and two bath/shower rooms to the lower ground floor, with the upper storey comprising a large open-plan living room with entrance foyer, cloakroom/WC and garage. Prospective purchasers should note however these plans are indicative only.



Mains electricity, water and drainage are connected to the property. Telephone points (subject to supplier's regulations).


Band E - Cornwall Council.




Vacant possession upon completion of the purchase.


By telephone appointment with the vendors' Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813.


From Hillhead Roundabout and the A39, follow the signs to Budock Water and Mawnan Smith. At Union Corner Roundabout, carry straight on, following the signs for Maenporth and Budock Water. Immediately after Falmouth Town Football Club on the left-hand side, take the first turning right, signposted Budock Water and North Helford Area. Proceed up Bickland Hill, through the left and right-hand bends, passing the entrance to Budock Church on the left-hand side. Continue down Vicarage Hill into the village and take the second turning right, signposted Little Nangitha, 'leading to School Lane'. Follow the road around to the left and within approximately 200 yards, 'Poor House Cottage' will be found on the left-hand side.

01326 318813

Laskowski & Co - Falmouth

28 High Street, Falmouth, Cornwall, TR11 2AD

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