Hicks Mill, Polyphant, Launceston

Price £450,000

3 Bedroom Detached House For Sale in Hicks Mill, Polyphant, Launceston


An opportunity to purchase with no forward chain a character and extended detached three bedroom country home with 1.45 acres. The property has a range of benefits including extensive outbuildings, stables, garages, gardens, paddock and fishing rights on the River Inny. EPC rating F.

Hillside is a character detached home that has been significantly extended in recent years and would suit a wide range of purchasers including those that need large outbuildings for storage, work from home or have horses. The accommodation is spacious and highly flexible and would benefit from some updating. Externally there is plenty of parking a static caravan and lapsed planning to add a detached annexe. The property is close to village facilities in nearby Polyphant and also has good access to road networks including the A30 which is a mile or so away and opens up many commuter routes to large towns and cities. All in all we believe that this character home offers so much to many and therefore an internal viewing is highly recommended.
Beyond the painted stone exterior which is part rendered lies the accommodation which is accessed at the front by a pedestrian path. The welcoming and spacious entrance porch leads into the hallway where the stairs ascend to the first floor. At either side is the breakfast room and the dining area. The breakfast room has an exposed stone floor to ceiling fireplace with cupboards at either side where there is room for a good sized table. The dining area leads into the lounge which is light and airy and dual aspect, again it has a stone fire surround with open fire and useful shelving at either side, large windows and a further real flame effect gas fire. The layout is sociable and would suit those with large families or who like to entertain. Double internal doors flow into the study/snug which is light and airy and a multi-purpose room. It has a small balcony and stairs that descend down to the garden room which also has double doors to the garden. The kitchen has a range of matching units and an electric range style oven which is included in the sale. Like the dining room it has a slated floor and extends into the utility room with walk in pantry and ground floor WC. Concluding this level is a useful boot room with further cupboards which leads to the garden.
On the first floor are three bedrooms all of which have built in wardrobes or cupboards. Bedroom one has an extensive range of fitted bedroom furniture to include beside drawers, wardrobes and a dressing table and a modern fitted en-suite shower room/WC which has a mains shower unit. The modern family bathroom/WC has a mains shower unit. Hillside has modern comforts including LPG fired central heating and external windows and doors are UPVC double glazed with many of the internal doors being the traditional latched style and in keeping with the character and integrity of the home.
One of the key elements of Hillside is the outside gardens and grounds, which would suit a range of buyers. There is a private driveway leading to a vehicular gate which opens into the plot which is well enclosed.
At the front of the property is an attractive garden which has a range of shrubs, bushes and perennials offering welcome colour at various times of the year, adjacent is a feature pond and a wraparound impressive raised decking area which encapsulates the outlook over the yard and towards the field. This is the perfect place to sit and relax. There are further garden areas and a selection of young specimen trees.
A selection of outbuildings are found within the grounds and include two double garages and additional adjacent workshops, these areas are great for storage of plenty of vehicles and perhaps would appear to the mechanic or classic car collector. A further vehicular gate leads into the equestrian yard which has a modern wooden stable block on a concrete base consisting of two loose boxes, a feed store and tack room. The stables have power, water and light. Adjacent is a further area which was once used as a small barked turn out area and access to the paddock. A large three bedroom static caravan has been used for overspill accommodation and has its own decking area. Further outbuildings include a former stable which has water and light connected, sheds and stores and a storage container. It is worth noting that on 28th April 2015 conditional planning permission was granted for the erection of a detached annexe. This consent has now lapsed but a prospective purchaser may wish to consider re applying for same. The paddock is gently sloping, well boarded by fencing and mature trees, it is well visible from the house and has its own separate agricultural access and a mains water trough.
The field leads naturally down to the bank of the River Inny, where for the keen or amateur fisherman there are fishing rights on the River which contain species to include brown trout and migratory trout. The River complements the delightful location in which the home sits.
Nearby Polyphant is a unique East Cornwall Domesday village with a traditional village green surrounded by an attractive cluster of Cornish Cottages dating back many hundred years. This picturesque setting is familiar to many. A vital comprehensive village shop has opened in recent years. There are superb transport links with the A30 located a short distance away. For those seeking village amenities Lewannick village is positioned within 2 miles and has a Shop/Post Office, County Primary School, Parish Church, Village Hall, Doctors Surgery and Public House. The ancient former market town of Launceston is within 6 miles and offers a wide range of shopping, commercial, educational and recreational facilities.       For those looking for further shopping facilities and transport links the Continental Ferryport and City of Plymouth is located within 30 miles and the Cathedral City of Exeter is within 50 miles of the property and has access to the M5 motorway and a valuable International Airport.

Webbers Property Services Ltd (WPSLtd) refer buyers and vendor clients to Together Financial Solutions, please be aware that should you decide to use this service (WPSLtd) will receive an average referral fee of £265 from them on legal completion. (WPSLtd) may also provide a conveyancing quotation via Law Firm Services (LFS) in conjunction with a local law firm, should you decide to use this service (WPSLtd) will receive a referral fee of £150 on legal completion. This fee is taken for recommending their services and to cover the on-line transaction management service provided by (LFS).

Porch 7'4" x 4' (2.24m x 1.22m).

Dining Area 12'2" max x 14'1" max (3.7m max x 4.3m max).

Lounge 12' max x 17'5" max (3.66m max x 5.3m max).

Breakfast Room 12'3" x 11'8" max (3.73m x 3.56m max).

Study/Snug 10'11" x 11'11" (3.33m x 3.63m).

Kitchen 9'7" x 10'6" (2.92m x 3.2m).

Utility Room 7'5" x 9' (2.26m x 2.74m).

Pantry 4' x 4'3" (1.22m x 1.3m).

WC 3' x 4'4" (0.91m x 1.32m).

Side Porch 8'3" (2.51m) max x 12' (3.66m) max.

Garden Room 12'2" x 11' (3.7m x 3.35m).

Bedroom 1 16'4" (4.98m) max x 12' (3.66m) max.

En-suite 6'4" max x 5'9" (1.93m max x 1.75m).

Bedroom 2 11'11" max x 12'3" (3.63m max x 3.73m).

Bedroom 3 10'3" x 12'3" (3.12m x 3.73m).

Bathroom 6'8" x 9'3" (2.03m x 2.82m).

Garage 1 15' x 14'11"approx (4.57m x 4.55mapprox).

Store 1 14'3" x 13'7" approx (4.34m x 4.14m approx).

Garage 2 16'3" x 17' approx (4.95m x 5.18m approx).

Store 2 12'3" x 9'9" approx (3.73m x 2.97m approx).

Feed Store and Tack Room 22' max x 12' (6.7m max x 3.66m).

Stable 1 12' x 12' (3.66m x 3.66m).

Stable 2 12' x 12' (3.66m x 3.66m).

Shed 1 12' x 10' approx (3.66m x 3.05m approx).

Shed 2 10' x 6' approx (3.05m x 1.83m approx).

Shed 3 6' x 8' approx (1.83m x 2.44m approx).

AGENTS NOTE    Please note that fishing is subject to the acquisition of necessary licences from the Environment Agency.

From Launceston Town Centre proceed along the A388 towards Pennygillam Roundabout. Upon reaching the roundabout take the first left hand exit signposted towards Bodmin heading Westbound along the A30 dual carriageway. Continue for approximately 6 miles taking the right hand exit signposted towards Hicksmill and Polyphant, double backing onto the Eastbound dual carriageway. Take the almost immediate left hand turning for Hicksmill. Proceed down into the hamlet, over the River Inny, where Hillside will be identified on the right hand side partly up the hill and is marked with a Webbers Fine and Country For Sale Board.

Property Features

  • Spacious and extended detached character home.
  • Excellent equestrian facilities.
  • Plenty of reception rooms.
  • Three double bedrooms (one en-suite).
  • LPG fired central heating and UPVC double glazing.
  • A range of outbuildings, sheds and stores.
  • Total plot amounting to some 1.45 acres.
  • Water frontage and fishing rights on the River Inny.
  • Good access to the A30 dual carriageway.
  • Offered for sale with no forward chain.







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Ref: 21701_LAU120143

Fine & Country Launceston

10a Broad Street
PL15 8AD
United Kingdom

T: 01566 771919
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