A substantial, detached, modern ‘country house’, originating c. 1921, remodelled, dramatically extended and fully reappointed in 2014, now providing exceptionally spacious, superbly appointed and highly versatile accommodation, set within glorious, gated, gardens and grounds of 2.15 acres, enjoying panoramic views to Falmouth Harbour, the Carrick Roads and miles of surrounding countryside.The PropertyUnderstood to have been constructed circa 1921, ‘Boswin’ has been the subject, since 2014, of a massive, comprehensive, no expense spared programme of extension and improvement works to create what is, undoubtedly, one of the area’s finest individual homes.‘State of the art’ fittings are included throughout with electric vehicle charging point, biomass heating to the main house, supplemented by solar panelling, and air source heating for the annexe. All main reception rooms open directly onto extensive, wrap-around terracing, with most bedrooms also enjoying the magnificent, panoramic, far-reaching views, 3 of which open directly onto a glass-fronted balcony.A detached annexe benefits from its own independent access with supplementary parking area and is ideal for those with a dependent relative and visiting friends etc. The leisure room features a heated ‘resistance’ pool with space for gym equipment etc, and the large, detached double garage/workshop, built of cavity block construction, provides great scope for further uses, subject to all necessary consents. Extensive parking is provided for many vehicles, ideal therefore for those with caravans and boats etc.The Gardens And GroundsThese, quite frankly, are outstanding!, extending to 2.15 acres, the owners, as with the house, having undertaken all works regardless of cost.A gated entrance opens onto a circular gravelled driveway which provides direct, easy and level access to the accommodation and garaging. Beautifully stocked borders contain a mass of flowering shrubs and specimen trees including rhododendrons, azaleas, camellias, hydrangeas and acers etc. Sweeping and beautifully kept lawns gently slope to the front boundary, and an extensive limestone wrap-around terrace is ideal for entertaining, with doors opening from all main reception rooms. The kitchen garden contains a polytunnel, fruit bushes, raised planters, and an orchard, with a mass of produce including potatoes, onions and all manner of other vegetables, melons, tomatoes and an abundance of other fruits - perfect for those seeking a high degree of organic self-sufficiency.The Accommodation Comprises(all dimensions being approximate)Gabled Entrance PorchGranite paving leading to the bespoke hardwood double glazed entrance door, with matching side panel, opening into the:-Reception HallOak flooring, oak doors with glazed panelling to the reception rooms. Large built-in cloaks cupboard, broad, easy-rising turning staircase with glazed balustrading rising to the part galleried first floor landing, under-stair cupboard.Lounge (9.13m x 3.94m (29'11" x 12'11"))Second measurement deepening to 20'6" (6.25m). A superbly proportioned, light, double aspect living room with double casement doors and walk-in square bay window to the front elevation - enjoying a lovely outlook over the gardens to miles of surrounding countryside from Nare Head to Falmouth Bay. Window to the side elevation overlooking the gardens, oak flooring throughout, low voltage light sockets, full height chimney breast in grey slate with inset glass-fronted log-burner. TV, telephone and satellite sockets. Ceiling speakers.Snug/Dining Room (3.79m x 3.96m (12'5" x 12'11"))Second measurement excludes a broad walk-in square bay window to the front elevation, enjoying a delightful outlook over the beautifully landscaped and stocked gardens to Falmouth Harbour, Flushing, deep sailing waters of the Carrick Roads, Roseland peninsula, miles of surrounding countryside and out to sea. Oak flooring, fireplace with cut granite mantel and raised slate hearth with glass-fronted log-burner. Telephone, TV and satellite sockets.Study (2.79m x 3.86m (9'1" x 12'7"))Another light, versatile room with window to the rear elevation overlooking the grounds. Oak flooring, fireplace with oak mantel and raised slate hearth.Kitchen/Dining/Living Room (6.18m x 8.67m (20'3" x 28'5"))Another extremely well proportioned light, double aspect living room with broad glazed screen providing magnificent views once again, over the gardens and grounds to Falmouth, the harbour, Carrick Roads, Roseland peninsula, Falmouth Bay and countryside. Window with granite sill and folding doors to the side elevation opening directly onto the extensive paved patio. Travertine-effect marble flooring throughout.Living/Dining AreaOne wall in textured slate with TV recess.Kitchen AreaExtensive range of high-gloss cream-painted units with broad brushed steel handles, ample worksurfaces and complementary small tiled splashbacks. Central island unit with breakfast bar and inset Bosch five-ring gas hob with feature stainless steel extractor hood over. Cupboards under with carousels. Split level Bosch double oven/grill with warming tray, further cupboards above and below and, to one side, Bosch microwave and convection oven. Glass-fronted display cabinets, inset Franke stainless steel sink unit with mixer tap, integrated fridge and Bosch dishwasher. Tall Hotpoint fridge unit, wine shelving.Rear LobbyDoor to the side terracing. Travertine-effect flooring.Ground Floor Cloaks/Shower RoomAttractively appointed with a contemporary white suite comprising a wall hung WC with concealed dual cistern, wall hung wash hand basin with mixer tap, walk-in shower cubicle with mains-powered shower. Fully ceramic tiled walls, extractor fan.Utility Room (3.17m x 2.55m (10'4" x 8'4"))A large ancillary area with window to the rear elevation, Travertine-effect tiled flooring and extensive range of fitted units including tall larder/broom cupboards. Two built-in wall cupboards, one housing electrical trip switching and Heatmiser pv control panel. Broad worksurface with inset Franke sink unit with mixer tap and hand held shower attachment. Recesses for additional white goods.First FloorLandingPart galleried with glazed balustrading continuing from the reception hall. Tall window to the rear elevation at mid landing, access to extensive over-head loft storage area, built-in double linen cupboard, radiator, Velux roof lights, additional linen cupboards.The Master Bedroom SuiteA superb suite of rooms comprising a large bedroom, walk-in dressing room, private bath/shower room and private lounge or child's nursery etc.Bedroom (One) (3.84m x 5.62m (12'7" x 18'5"))First measurement excluding lobby from the landing. Double aspect with window to the side elevation overlooking the grounds and surrounding countryside, and double picture window to the front with tilt-and-turn door opening directly onto the balcony, providing magnificent garden, countryside, harbour and sea views. Low voltage light sockets, radiator, telephone point.Walk-In Dressing RoomFully fitted with hanging rails, shelving and drawers, light and power connected. Velux roof window providing additional natural light.Bath/Shower RoomSuperbly appointed with a white, contemporary, four-piece suite comprising a moulded bath with mixer tap, broad wash hand basin with mixer tap and cupboard under, wall hung WC with dual flush and concealed cistern, fully tiled, dual head shower cubicle with curved glazed screen. Window to the side elevation with far-reaching views to Falmouth Bay. Ceramic tiled walls and floor, tall towel rail/radiator.Private Lounge/Nursery (Potential Sixth Bedroom) (5.62m x 3.18m (18'5" x 10'5"))Another highly versatile room, double aspect, with attractive views over the well stocked gardens. Radiator, TV, satellite and low voltage sockets.Bedroom Two (4.89m x 3.93m (16'0" x 12'10"))First measurement includes a broad range of full height wardrobes with mirror-fronted door. Double picture window to the front with tilt-and-turn door opening directly onto the balcony and enjoying the panoramic views. TV aerial socket, radiator.Bedroom Three (3.77m x 3.94m (12'4" x 12'11"))Double picture window to the front with tilt-and-turn door opening directly onto the balcony, again enjoying panoramic views. Radiator, built-in full height double wardrobe, TV aerial socket.Guest Berdroom SuiteAnother superb 'private' suite with large bedroom, walk-in dressing cupboard and private shower room.Bedroom (Four) (6.35m x 4.32m (20'9" x 14'2"))Another light, double aspect room with window to the side elevation and double breadth screen with tilt-and-turn window, again enjoying the magnificent, panoramic, far-reaching countryside, estuary and sea views. Glazed balustrade. Radiator, low voltage light sockets, telephone and TV aerial sockets.Walk-In Dressing CupboardBuilt-in shelving and extensive hanging areas, radiator.Private Shower RoomContemporary white suite comprising a wall mounted WC with dual flush and concealed cistern, broad wash hand basin with mixer tap and cupboard under, walk-in shower cubicle with dual head shower. Fully ceramic tiled walls and flooring, shaver socket, extractor fan, tall towel rail/radiator.Bedroom Five (6.35m x 3.86m (20'9" x 12'7"))Broad window to the rear elevation overlooking the grounds, radiator, access to over-head loft storage area, TV aerial socket, built-in double wardrobe.En-Suite Shower RoomAgain, attractively appointed with a contemporary white suite comprising a wall hung low flush WC, broad wash hand basin with mixer tap and walk-in shower cubicle with mains-powered shower. Fully ceramic tiled walls and flooring, extractor fan, tall towel rail/radiator, shaver socket.The ExteriorBoswin's extensive gardens and grounds extend, we understand, to approximately two and a half acres or thereabouts.Entrance And DrivewayFrom the approach lane, a broad opening with granite retaining walls and double granite gateposts with electric hardwood gates opens onto an extensive gravelled parking area with central, granite-edged, raised lawn with central cherry tree. The driveway providing direct and almost completely level access to the accommodation with granite paving leading to the gabled porch with courtesy lighting, outside power points and cold water tap.Boiler Room (5.70m x 5.60m (18'8" x 18'4"))The 'engine room' of the house, with pressurised hot water cylinders, Windhager Biomass boiler, Fronius inverter and electrical main, sub-main and trip switching. Extensive storage, light and power connected, electronic roller door.Driveway GardensThe circular gravelled driveway is bordered by a deep and extremely well stocked shrubbery with many mature specimen plants including bamboos, acers, camellias, tree ferns, rhododendrons, azaleas and pittosporum etc.Detached Garage/Workshop (9.68m x 6.40m (31'9" x 20'11"))Of cavity block construction, suitable for a variety of alternative uses, subject to all necessary consents. Twin electronic roller doors. Double glazed windows to both side elevations, light and power connected, gardener's WC with low flush WC and wash hand basin.Side And Front TerracingThere is an extensive wrap-around limestone terrace which extends the full depth of the side of the house and continues across the full breadth of the frontage, providing an immense outside sitting and entertaining area with beautiful views enjoyed over the gardens and grounds to Falmouth, the estuary and sea beyond. Courtesy lighting, gabled entrance to the side lobby, outside power points, granite retaining wall with gateway from the driveway.Swimming Pool/Games Room/Party Room (10.00m x 4.60m (32'9" x 15'1"))Heated resistance pool, 11'9" (3.60m) ceiling height with exposed trusses, broad double glazed screens and bi-folding doors opening onto the limestone terracing. TV aerial socket, radiator, shower area. Additional roof lights.Utility/Boiler Room (4.65m x 3.25m (15'3" x 10'7"))Another extremely useful ancillary area used as a warm storage room, utility and boiler room for the swimming pool, with pump, filter unit and hot water cylinder etc. Fitted shelving, storage cupboards, space for fridge/freezer, butler-style sink with hardwood draining boards to either side with space and plumbing for washing machine and tumble dryer etc. Velux roof light, loft storage area.AnnexeLounge Area (4.53m x 4.60m (14'10" x 15'1"))A light double aspect room with door and window to the gardens and double casement doors opening onto a side terrace with views over to Falmouth, the estuary, surrounding countryside and sea beyond. Hardwood-effect flooring, radiator, glass-fronted log-burner.Kitchen AreaGas hob, oven, butler-style sink, space for washing machine and integrated fridge unit. Timber worksurfaces, retro tiled splashbacks, extractor canopy, glass-fronted display cabinet.Bedroom (2.90m x 4.46m (9'6" x 14'7"))Radiator, built-in wardrobes, one with mirror-fronted door, hardwood-effect flooring.Shower RoomContemporary white suite comprising a low flush WC, wash hand basin and walk-in shower cubicle with dual head shower. Part ceramic tiled walls, tall towel rail/radiator.Annexe ExteriorTo the side of the property there is an area of level lawn with shed and raised area of decking for use of the annexe.Additional Driveway And Annexe ParkingBenefiting from independent access off the approach road, again with granite retaining walling to either side. Galvanised gate opening onto a large gravelled parking area sufficient for several vehicles, ideal for those with boats, camper van, trailers etc. Gateway onto the gardens with gravelled pathway continuing to the annexe.Formal Front LawnsBoswin has a magnificent, extensive and mainly lawned front garden which extends to the granite stone walling along the front boundary. Magnificent views are once again enjoyed to Falmouth, its harbour, the estuary, Falmouth Bay and over many miles inland to Nare Head. Beautifully stocked shrub borders contain a mass of colourful, mature flowering shrubs and specimen plants including further camellias, rhododendrons, hydrangeas, azaleas, maples, ferns and fuchsias etc. Adjacent to the front terracing there is a large carp pond with beautifully stocked edging. The lawns continue to the southern side of the house and underneath a magnificent macrocarpa pine tree, beyond which the beautifully tended lawns extend to the side boundary. These lawns are interspersed with specimen trees and plants including fruit trees, palms and further well stocked borders.The Kitchen GardenPaved patio, broad gravelled path providing direct and easy access from the entrance driveway and garage block. Numerous raised planters providing a mass of homegrown vegetables, strawberry plants and various fruit bushes. Polythene poly tunnel for tomato plants and propagator etc. Cold water taps. Animal proof fencing, lawned orchard area. Two timber stores - 11'5" x 7'6" (3.50m x 2.30m) and 19'4" x 9'4" (5.90m x 2.86m) - one used as a machinery store with power connected.General InformationServicesMains electricity and water are connected to the property. Private septic tank drainage. Biomass heating to the main accommodation – underfloor to the ground floor. Air source heat pump for the annexe, pool and laundry. Supplementary solar panelling. Bottled Propane gas to the kitchens in the main house and annexe.Council TaxBand F - Cornwall Council.TenureFreehold.Epc RatingC - 73/82.PossessionImmediate vacant possession upon completion of the purchase.ViewingStrictly and only by prior telephone appointment with the vendors' Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: Directional NoteFrom the direction of Truro, continue on the A39 to Falmouth. At Treluswell Roundabout, continue straight across following the signs to Falmouth. Within .5 of a mile, you will pass the turning to Roskrow on the right-hand side, after which the entrance to ‘Boswin’ will be found, also on the right-hand side, within approximately 250 metres.

Video tour available. A unique opportunity to acquire this exceptional complex of high quality holiday residences. Currently comprising of 2 x three bedroom holiday cottages and 2 x two bedroom holiday cottages there is extant planning permission in place to convert a barn and outbuilding to offer three further holiday accommodation units. Each cottage enjoys attractive outside space with the larger units boasting fabulous gardens with seating areas featuring outside log burners. There is a further open barn and a field of approximately an acre as well as a pretty area of woodland. The site enjoys spectacular coastal and rural views and is well placed for access to the gorgeous beach and crystal clear waters at Coverack as well as the entire Lizard Peninsula. This is a superb investment opportunity with the scope and potential to increase this further.Guide Price - £1,650,000LocationThe complex is situated to the West of Coverack in the hamlet of Ponsongath. Coverack itself is a stunning traditional coastal fishing village. Nestled in a sheltered cove on the Eastern side of the Lizard Peninsula, there is a crescent shaped beach offering access to crystal clear waters perfect for swimming, kyacking and paddle boarding. The heart of the village is the traditional fishing harbour constructed in 1724 from local serpentine and still home to working fishing boats bringing in the catch on a daily basis. The old Lifeboat House now offers fish and chips that can be enjoyed on the harbour and The Paris Hotel offers a great range of food and drinks, there are also a variety of small cafe's, restaurants and shops as well as a Primary School. Gazing down onto the bay below is the pretty 19th-century church of St Peter which is almost chapel-like in appearance and has a pulpit made of the famous local serpentine stone. The beautiful coastline of The Lizard Peninsular stretches out in both directions from Coverack making it a great starting point for a coastal walk.AccommodationHollyA stunning conversion having the enhancement of a large garden with a cosy fire pit seating area. The garden is enclosed and offers an excellent degree of privacy. The first floor boasts views over the garden towards the surrounding countryside. The accommodation comprises of an entrance hall, cloakroom and a superb open plan living space with a high quality kitchen, lounge and dining area and tri-fold doors opening out to the garden. The first floor offers three bedrooms with the master benefitting from an en-suite and a family shower room.KeepersThis conversion really offers the wow factor with a rustic, characterful feel blended with modern convenience. The excellent size conservatory overlooks the garden which is laid to lawn, AstroTurf and gravel and is planted with apple trees.The property is entered via an entrance hall with useful wooden shelving and bench. The ground floor offers an en-suite double bedroom and fabulous open plan lounge/kitchen and dining area with a feature Inglenook fireplace as well as the generous conservatory offering access to the gardens. The first floor hosts two further bedrooms and a spacious bathroom with separate shower.HorseshoeContemporary style, reverse level accommodation with the first floor taking full advantage of the stunning sweeping coastal and rural views. The garden is enclosed and laid to AstroTurf with feature wooden sleepers.The property is entered via an entrance hall with stairs rising to the first floor. The ground floor offers a double bedroom with patio doors opening onto the garden, a further double bedroom and a well appointed shower room. The first floor features a landing offering excellent storage and leading to the light flooded open plan living space incorporating a kitchen area, lounge and dining space from which the stunning views can be enjoyed.BarnOffering quality contemporary styled reverse level accommodation designed to take full advantage of the views with an attractive enclosed garden. The accommodation is entered via an entrance hall with stairs rising to the first floor and giving access to the shower room and both bedrooms. The first floor landing offers a good amount of useful storage and gives access to the light and airy open plan living space comprised of a kitchen area, lounge and dining space with outstanding sweeping coastal and rural views.OutsideThe complex is approached via a private road leading to a generous off road parking area. There is plentiful parking for all units. There is a large open barn and two further barns and a garage which have consent for conversion to three further holiday lets which can be viewed on the online planning register under reference PA20/0599. There is also a field of approximately an acre and a gorgeous wooded area within which has been created a hidden garden area with seating and from which can be enjoyed a lovely coastal and rural view.Agents NoteProspective purchasers should be aware that there is a public footpath that runs through the site. This has been diverted as part of the planning proposal please see the site plan.Agents Note 2Please also be aware that the properties have consent for holiday use only, they are not suitable for purchase using a residential mortgage.All residences are being sold as seen, fully furnished and equipped with the contents included as part of the sale. They have been finished using high quality furnishings throughout and are ready for a buyer to immediately commence letting. The present owners employ two local couples who live off site and completely manage the complex including maintenance, service call outs, changeovers and bookings. We understand that they would be willing to continue to work for the new owners under the same terms should that suit.ServicesMains electricity, water and private drainage. Oil fired central heating. The property is currently used as a holiday let so no council tax banding applies. Current rateable value is £9,800.Anti Money Laundering Regulations - PurchasersIt is a legal requirement that we receive verified id from all buyers before a sale can be instructed. We ask for your cooperation on this matter to ensure there is no unnecessary delay in agreeing a sale. We will inform you of the process once your offer has been accepted.Proof Of Finance - PurchasersBefore agreeing a sale, we will require proof of your financial ability to purchase. Again, we ask for your cooperation on this matter to avoid any unnecessary delays in agreeing a sale and we will inform you of what we require prior to agreeing a sale.

A charming country house amidst beautiful gardens and grounds close to Falmouth and the Helford River.Argal ManorThe property was, we understand, part of the ancient village of Argal with the site probably a fortified hilltop due to its defensive situation, proximity to the Anther River, and a valley leading down to the sea. In the Elizabethan period the house was known as ‘Argal Wyn’ (White Argal) due to a proliferation of blackthorn bushes which produce a profusion of white blossoms in the Spring. The Hodge family took possession in the late 19th century when Captain Peter Hodge, a hero of the American War of Independence, used his army pension to modernise the house. He removed the pre-Elizabethan parts and constructed the eastern façade in Georgian style, adding a hallway, dining room, drawing room and 2 bedrooms. After completion of these works in 1827, Captain Hodge renamed the property ‘Argal Mansion House’, which was changed in the early 1900’s to ‘Woodfield’ before returning to the name ‘Argal’ in the 1950’s.The PropertySet quite centrally within its own, highly private, timbered and beautifully stocked grounds of approximately 4 acres, ‘Argal Manor’ enjoys an extremely high degree of privacy and seclusion, yet remains part of a small, semi-rural community of just 4 other properties, surrounded by countryside, at the end of a long private approach, away from passing traffic.The accommodation provides an extremely high degree of flexibility, with the tall, elegant Georgian parts, complemented by the manor-style character and features on the southern façade. Combined, there are up to 5 reception rooms, perfect for families and entertaining, an elegant reception hall with pillared portico, and an immense, farmhouse-style, kitchen/breakfast/living room with numerous domestic offices. A gracious turning staircase leads to a large landing, from where views are enjoyed through the trees to College Reservoir, and off which there are 3 bedrooms, 1 currently used as a dressing room, and good sized family bathroom. A lower landing which is also accessed via a secondary staircase, leads to 4 further bedrooms and a second bathroom. A third bathroom is located on the ground floor where there is the potential to create a flatlet suitable for a dependent relative etc, if required.Throughout, an abundance of features remain, including beautiful sash windows, window seats, high skirtings, 10’ high ceilings to the Georgian parts, open fireplaces, moulded cornices and timber floors etc.In all, a delightful, ‘comfortable’, family home, offering great scope for further enhancement if required, in our clients’ ownership for approaching 25 years, being sold with the benefit of immediate vacant possession with no onward chain.The Gardens And Grounds‘Argal Manor’ is set within its own tree and shrub-lined grounds which include a long sweeping driveway, formal lawn with magnificent copper beech, wisteria-clad main elevations, broad terracing with pond and mature shrubberies - a mass of rhododendrons, camellias, azaleas and magnolias etc. Tall trees, including ash, oak, sycamore and lime trees, provide a high degree of shelter, together with a verdant and sequestered outlook from every room. Myriad specialist trees and plants, including Persian ironwood and monkey puzzle etc, are dotted within the grounds with, to the northern boundary, a bluebell woodland bordering adjacent farmland over which views are enjoyed to College Reservoir. The pièce de résistance is the walled garden with its large lean-to greenhouse – perfect for the keen gardener and horticulturist. In all, extending to approximately 4 acres or thereabouts.The Accommodation Comprises(all dimensions being approximate)Pillared Entrance PorticoGranite threshold, panelled reveal with six panelled door to the:-Entrance PorchHardwood flooring, access to under-stair store, glazed casement door into the:-Reception Hall (7.10m x 3.00m (23'3" x 9'10"))A superbly proportioned, central reception area with hardwood flooring and panelled doors in deep panelled reveals to the reception rooms. Broad oak staircase with turned balustrade rising to the part galleried first floor landing.Dining Room (5.56m x 4.57m (18'2" x 14'11"))A beautifully proportioned room with 10'4" (3.17m) high ceiling, small pane sash window with panelled shutters overlooking the gardens, tall skirtings, open fireplace with slate hearth and marble mantel. Moulded cornice, picture rail.Drawing Room (6.38m x 4.55m (20'11" x 14'11"))Another lovely reception room, double aspect, with small pane sash windows with panelled reveals and working shutters to both the south and east elevations. Moulded ceiling cornice, tall skirtings, fine marble fireplace with polished slate hearth and inset glass-fronted log-burner.Sitting Room (5.96m x 3.80m (19'6" x 12'5"))Sliding panelled door from the reception hall, providing an adaptable separate reception room or large 'open-plan' entertaining area. Feature stone fireplace with granite lintel, slate hearth, glass-fronted log-burner and deep shelved alcoves to either side. Small pane window with window seat and working shutters overlooking the gardens. Small pane casement door onto the south-facing terrace.Snug (3.93m x 3.95m (12'10" x 12'11"))Another adaptable living area with folding panelled doors from the sitting room. Hardwood flooring, sash window with shutters and window seat to the south elevation, magnificent stone fireplace with granite lintel (not functional).Office (4.96m x 4.49m (16'3" x 14'8"))Connecting door from the snug. Ledge and braced door from the gardens, small pane sash window with shutters to the side elevation. Further full height fireplace with granite lintel.Inner HallPanelled door from the reception hall, quarry tiled flooring, cloak storage, under-stair cupboard, door to the snug (enabling this area to be used as a ground floor 'annexe' if required).Ground Floor Bathroom/WcBath, wash hand basin, radiator, small pane casement window to the inner courtyard, door to separate WC.Rear HallA light area which interconnects the rear of the house with the gardens, pitch glazed roof, slate flooring. Door to the kitchen and glazed casement door to the inner courtyard.Utility Room (3.68m in length (12'0" in length))Butler-style sink, plumbing for washing machine, slate flooring, fitted shelving.Cloakroom/WcLow flush WC, pedestal wash hand basin.Inner CourtyardSteps to the basement, within which is the boiler room with full head height, gas fired Worcester boiler, foam lagged copper cylinder with immersion heater and traditional brick wine bins.Inner LobbyPanelled door and reveals from the reception hall, window to the inner courtyard, back staircase rising to the rear landing, door to the:-Kitchen/Breakfast/Family Room (5.00m x 8.77m (16'4" x 28'9"))A beautiful family sized living area, triple aspect, with windows and doors overlooking and opening onto the gardens. Kitchen area with extensive range of bespoke cream-painted units with polished granite worksurfaces with inset stainless steel sink unit with mixer tap. Integrated Neff dishwasher, integrated fridge. Electric four oven Aga in tiled recess with supplementary two-ring ceramic hob. Central island unit with butcher's block, bin storage, wine shelf and cupboards under. Glass-fronted display cabinets. 'Dresser' unit with recess for American-style fridge/freezer, separate pantry unit. Oak flooring, exposed roof trusses with part pitch ceiling with two Velux roof lights. Loft storage.First FloorLandingLarge spacious landing with broad turning staircase with, at mid landing, a tall sash window overlooking the timbered grounds to College Reservoir. Hardwood flooring.Bedroom One (5.30m x 4.60m (17'4" x 15'1"))A beautifully proportioned, light, double aspect room with sash windows to the east and south elevations, both providing a beautiful outlook over the formal gardens and mature shrubberies. Interconnecting door to:-Dressing Room (2.86m x 4.54m (9'4" x 14'10"))Sash window overlooking the gardens, full range of fitted wardrobes, wash hand basin. Ideal for as a nursery or en-suite, if required.Bedroom Two (4.28m x 4.55m (14'0" x 14'11"))Sash window overlooking the gardens, bedroom fireplace. Wash hand basin.Family BathroomFully ceramic tiled walls and flooring, white suite comprising a low flush WC, panelled bath with mixer tap with shower attachment, pedestal wash hand basin and separate walk-in shower cubicle with twin head shower and curved glazed screen. Two windows to the rear elevation, heated towel rail.Lower LandingSecondary staircase rising from the inner lobby, deep silled window to the inner courtyard, access to extensive loft areas, airing cupboard.Bedroom Three (3.57m x 3.95m (11'8" x 12'11"))Broad sash window to the south-facing elevation overlooking the gardens and grounds. Bedroom fireplace with fitted cupboards to either side.Bedroom Four (2.80m x 3.05m (9'2" x 10'0"))Sash-style window with fitted window seat to the south elevation, fitted double wardrobe.Bedroom Five (3.47m x 2.85m (11'4" x 9'4"))Sash window to the south elevation with fitted window seat. Double wardrobe.Bathroom/WcPart tiled walls, three-piece suite comprising a low flush WC, pedestal wash hand basin and panelled bath with mixer tap. Deep silled casement window to the inner courtyard, towel rail/radiator.Bedroom Six (4.36m x 4.60m (14'3" x 15'1"))Part canopied ceiling, picture rail, wash hand basin, bedroom fireplace, fitted cupboards, sash window with deep quarry tiled sill overlooking the gardens. Access to additional loft area.The ExteriorGateway And Gravelled DrivewayDouble granite gateposts with twin gates open onto a broad, gravelled, carriage drive which passes through and under a beautiful shrubbery before a large formal lawned garden with magnificent copper beech tree. The driveway continues past a row of tall, mature camellias which continue to a parking area adjacent to the entrance portico and rear garden area.Formal GardensLie mainly to the southern side of the house where there is a broad paved and slate terrace with fishpond, stone retaining walls, heathers and steps up to a further area of level lawn. A magnificent wisteria extends across the front elevation with the Georgian side elevation featuring other climbing plants including roses. Gravelled pathways continue through the formal gardens, where the beautiful shrubberies include a profusion of azaleas, magnolias, rhododendrons and camellias. Tall beech trees extend along the southern boundary with bamboo and laurels providing further shelter and privacy.Rear GardenA delightful area, full of charm with slate and granite paving from the kitchen/breakfast room; rockery-edge borders, cobbled pathway, magnolia and stone walling.Woodland GardenExtending the length of the northern boundary, adjacent to farmland, over which views are enjoyed to College Reservoir. The driveway continues to a:-Timber Garage (7.60m x 4.60m (24'11" x 15'1"))Up-and-over door, timber panelled, light and power connected, twin casement doors to the rear elevation opening onto a decked area with views to College Reservoir. Water supply pump and filtration equipment.Walled GardenA magnificent feature of the property, with further area of lawn, shrub borders, fruit trees, raised planters and greenhouse (in need of some repair) with irrigation system and, to the rear, a useful workshop/implement store.Extending, in all, to approximately 4 acres or thereabouts.General InformationServicesA borehole provides a private water supply to ‘Argal Manor’ and ‘Lodge Cottage’. Private septic tank drainage. Mains electricity. Oil fired central heating to radiators.Council TaxBand G - Cornwall Council.TenureFreehold.PossessionImmediate vacant possession with the additional benefit of no onward chain.ViewingBy telephone appointment with the vendors' Joint Sole Agent Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: Directional NoteFrom Union Corner at Falmouth, follow the signs to Mawnan Smith, Gweek and Constantine. At the end of Kergilliack Road, turn left, continuing to follow the signs to Gweek, Mawnan Smith and Constantine, continuing along Kergilliack Road, also known as Hillhead Road. After approximately two thirds of a mile the unmarked entrance to 'Argal Manor' will be found on the right-hand side, through tall double granite gateposts. The entrance to ‘Argal Manor’ will be found on the right-hand side immediately after ‘Argal Lodge Cottage’.

The PropertyThe property has been in the current family ownership for 70 years or more. Once an old mill with miller's house and cottage, the property was expanded and extended to become a thriving manufacturing/engineering business, which following retirement has been closed. It is for sale now as a 1,500 sqm factory, wrapped around the original old mill; the neighbouring miller's house, presented as a well-proportioned three bedroom detached cottage; a further detached commercial building and an additional two bedroom detached cottage with views towards the creek.Complemented by close to 6.5 acres of level land, extending up the valley into woodland, this is a wonderfully private and tranquil setting that has undoubted future potential.SituationNearby Port Navas was known as ‘Cove' until the 19th Century when it was developed as a busy port for loading Constantine granite. Today it is a sleepy hamlet secreted at the head of a short tidal creek off the Helford River. The Helford River Estuary is one of the most scenic estuaries in the county, famed for the plethora of picturesque creeks which include Fisherman's Creek, made famous by Daphne du Maurier's novel of the same name.Just 3 miles to the east is the pretty village of Mawnan Smith, famed for its 15th Century church overlooking the mouth of the Helford River. The village will be equally well-known for being close to two of Cornwall's longest established sub-tropical gardens, Gelndurgan and Trebah. This highly desirable village offers a wide range of amenities including village store/Post Office, primary school, doctor's surgery and pub. The village lies just over 4 miles via Swanpool beach to the south of Falmouth, where the most historic and vibrant harbour town within Cornwall.Bridge CottageAn attractive stone built detached cottage that is bright and airy improved with the installation of uPVC double glazing and electric heating enjoying views towards to the creek, generous gardens and garaging.Penpol Mill CottageA traditional detached former mill house now providing comfortable three bedroom family accommodation, featuring large lounge with inglenook style fireplace.Commercial BuildingsFormer Engineering Premises: Of portal framed construction with corrugated roof wrapped around former traditional stone former mill with concrete floor throughout with external yard area: The building comprises; Mess/Staff Room (21.3 sqm); Office space (73.8 sqm); Workshop/store (1024 sqm); WC's (19 sqm).Total Area: 1143 SqmDetached Open Front Store: (82sqm) Block built under a mono pitch roof.Former Chapel (104 Sqm) Used as a store and accessed via 5m high doorway, pedestrian fire door to the rear under a pitched roof.OutsideOutside to the rear there is a large covered courtyard off which is a garden wc, a utility room and a useful store. Extending beyond this is a carport and a large open fronted barn with electricity connected. The whole site is adjacent to established woodland and boasts extensive gardens running alongside the stream, wrapping around to a sunny sheltered front garden.Agent's NotesRateable Value for commercial buildings is £26,750 as per the ratings list of April 2017Council Tax Bands:Penpol Mill Cottage: Tbc Bridge Cottage: EEPC:Penpol Mill Cottage: G Bridge Cottage: FServices: Mains electricity (including three phase), mains water and private foul drainage are connected to the property. None of these services have been tested and therefore no guarantees can be given.Wayleaves, Easements & Rights of Way: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist.Particulars & Plan: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of these particulars.Viewing & DirectionsViewing Strictly by prior appointment with the vendors' sole agents. Lodge & Thomas .Directions: From the centre of Mawnan Smith head south on Grove Hill signposted Budock Vean, Helford Passage, Port Navas and Helston. Stay on this road passing Trebah and Glendurgan on your left. Continue to follow this road around a sweeping right hand bend and down the hill past the Budock Vean Hotel. Continue to follow the road passing Anna Maria Lane on the left continuing towards Port Navas. At the next creek, the property for sale will be found on the right hand side identified by a for sale board.

Invitation for option/promotion agreement for developers and land promoters for a prime development site of approximately 33.58 acres (13.59ha) adjacent to Penryn University campus. With the current expansion of the university and surrounding town, this already designated site is looking for a partner to work in a collaborative manner to best maximise the potential.LocationOnce voted as one of the very best places to live in the south west by The Times newspaper, Falmouth is located on Cornwall’s stunning coastline and mixes its long cherished maritime history with cutting edge technologies explored at its university – a specialist for the creative industries.Falmouth is located on the entrance of the Fal Estuary, the world’s 3rd largest deep-water harbour, providing important deep-water moorings and facilities to the marine industry. From the Harbour there are regular ferries also serving the popular and exclusive St Mawes, Trelissick and the pretty village of Flushing.The town is famous for its creative buzz with many art galleries displaying contemporary works and venues showcasing independent films and live bands. Falmouth is surrounded by several fantastic family friendly beaches and is known for its year-round events calendar drawing large tourist crowds every year. The town centre is well served with regional and national business enterprises and is located approximately 10 miles south of Truro being the capital city of Cornwall.The site is located in the area of Penryn and sits just walking distance north of the Falmouth University at the Penryn Campus.The development siteThe Site itself extends to approximately 13.59 hectares in total and is divided by “Packsaddle” a road currently providing access to the site with the southern section measuring approximately 6.51 acres and the northern section 25.54 acres. Importantly there is a further 1.53 aces which sits directly opposite the university and could be utilised as access for the much discussed “bridge connection” linking this land and the campus.The site comprises a mixture of woodland, stables and fenced paddocks to the south, the dividing Packsaddle road (council owned and maintained) a farmstead including 4 bedroom farmhouse, 7 bedroom part constructed dwelling (with aoc), range of associated stone constructed traditional outbuildings, modern steel clad storage barns, concrete hardstanding and land to the north.The majority of the site has been allocated as future potential development under Policy “fp-M4 Treliever Direction of Growth (Mixed Use”) from the Cornwall site allocations development plan document adopted in November 2019 (cornwall-site-allocations-development-plan-document.pdf).Land plan & drawingsThe land plan is based on ordnance survey extracts, and the areas are not guaranteed and purchasers must satisfy themselves as to their accuracy.BoundariesAny purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.Agents note:In the immediate area to the north of this potential site, outline planning permission has been granted for a new “Student Village” and the detailed planning application can be seen on the Cornwall Council planning website under application number PA21/04825. On the proposed layout, potential future access is noted into this site for future development.Falmouth university• Currently contributes £100m in gva to Cornwall's economy. That's equivalent to around £1 in every £109 of gva produced in Cornwall• Supports 2030 full time equivalent (fte) jobs in the Cornish economy• Has grown its income to £81m in 2018/19. That's quadrupled since 2004/5• Produces 1% of all UK self-employed graduates• Is estimated to make an economic contribution to Cornwall of £200 million in gva and 4,260 jobs by 2030Falmouth and penryn vision“The twin towns of Falmouth and Penryn will be distinctive in character and yet united in playing a key role in Cornwall with vibrant, socially-diverse, positive and welcoming communities, supported by leisure facilities and services; employment based primarily on the marine, learning and tourism industries; set in attractive, well maintained, sustainable and accessible historic, natural and urban environments.”TargetsThe Cornwall lp:sp document has set the following targets for Falmouth and Penryn:• To develop 2800 dwellings between 2010 and 2030 within the two towns (excluding 600 additional student dwellings).• The provision of bed spaces within purpose-built student accommodation commensurate with the scale of expansion of the university in Falmouth with Penryn.• To deliver 25,750sqm of B1a office space and 21,667sqm of industrial space within the community network area.Promotion/option terms envisaged1. A realistic option fee which will be non-refundable but can be deductible from the eventual sale price having successfully obtained planning consent and a sale.2. A promotion/option agreement with a period of five years with a right to extend if an application is being considered or appealed with a longstop date of six years.3. Submission of a planning application within the initial three year period.4. A minimum net sale value.5. Payment of the purchase price in tranches will be considered.