Rosemelling, Luxulyan, Bodmin, Cornwall, PL30

PROPERTY
This is a very traditional Cornish cottage, with immense charm and character. The accommodation briefly comprises farmhouse kitchen/breakfast room, bathroom with shower, sitting room/dining room with inglenook fireplace. On the first floor there is a landing/study area and two bedrooms - one double and a single with rural views. The property benefits from oil-fired central heating (new boiler and thermostat controls 2023),
Outside there is a parking area/garden and to the rear is a small sheltered south-facing yard/garden area.

HALF GLAZED UPVC FRONT DOOR Leading into:

FARMHOUSE KITCHEN/BREAKFAST ROOM 11' 10" x 11' 5" (3.63m x 3.49m) With an extensive range of base units some with drawers and matching wall units, built-in fridge, built-in wine rack, part tiled and wood surfaces, inset ceramic 'butlers sink' with mixer taps, space for cooker, stainless steel extractor hood above part tiled walls, tiled floor, panelled radiator, cupboard housing consumer unit, double-glazed window to front elevation overlooking parking/garden area. Door to:

HALLWAY Panelled radiator, built-in cupboard with shelving, access to loft space, door to:

BATH/SHOWER ROOM 8' 11" x 5' 4" (2.72m x 1.64m) A lovely modern shower room with low level WC, wash basin inset into vanity unit with drawers below, double shower cubicle with rain shower head and extractor fan, heated towel rail, two obscure double-glazed windows to front.

SITTING/DINING ROOM 19' 1" x 12' 1" (5.82m x 3.69m) A lovely character room with large feature inglenook fireplace and inset multifuel stove, stone surround and impressive granite lintel, inset cloam oven, slate hearth, built-in side cupboard, beamed ceilings, two panelled radiators, wall lights, two double-glazed windows to front. In the dining area there is another open fireplace (not in use), half-glazed front door opening into the rear garden. Stairs to first floor.

LANDING/STUDY 8' 5" x 5' 1" (2.57m x 1.55m) Telephone point and doors to both bedrooms. Space for a workstation.

BEDROOM ONE 11' 9" x 9' 9" (3.6m x 2.99m) Measurements Include depth of built-in wardrobes, solid wood door, double-glazed window to front elevation with rural views, access to loft space, panelled radiator, bonnet ceiling.

BEDROOM TWO 8' 10" x 6' 11" (2.71m x 2.12m) Double-glazed window to rear elevation with rural views, panelled radiator.

OUTSIDE At the front of the cottage is a garden with parking space. There is a path leading around to the rear garden, past the oil tank and oil-fired boiler. Rear garden with paving; a sheltered south-facing area ideal for sitting out in.

*PLEASE NOTE a Sewerage charge of ?25pcm is payable directly to the Landlord. Mains water billed by SWW.

LOCATION The property is located in the lovely rural hamlet of Rosemelling which consists of a few cottages and is just outside the village of Luxulyan, which is a vibrant village, with local shop, public house, local railway station, school and church.
The hamlet is ideally located for access to many local points of interest including the Eden project, local vineyards, Fowey, Par with its popular beach, Charlestown, and the towns of St Austell and Bodmin which both offer mainline railway stations, and extensive shopping and schooling facilities. A 10 minute drive to the main A30.