PONSHARDEN LODGE & BOATHOUSE, 16 NORTH PARADE, FALMOUTH, TR11 2TD 595, ,000

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Gervase Holmes
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1 PONSHARDEN LODGE & BOATHOUSE, 16 NORTH PARADE, FALMOUTH, TR11 2TD 595, ,000 Offering one of the most unique and exciting acquisitions available within the Falmouth area - a substantial apartment with superb water/river views and, in addition, a detached boathouse with its own water-frontage including foreshore rights, outhaul mooring and private pontoon. Investment purchasers will no doubt appreciate the opportunity to formally separate the 2 dwellings, or the possible letting return from either/both dwellings. Detached boathouse Water-frontage with pontoon Superb views Home plus investment Large 3-bedroomed flat Outhaul mooring Potential to formally separate Parking for both dwellings 28 High Street, Falmouth, Cornwall, TR11 2AD Tel:

THE PROPERTY A genuinely unusual opportunity to purchase two dwellings with a total of 2,700ft² of accommodation, both featuring stunning views over the Penryn River, Falmouth Marina and across to

broad frontage, pontoon and out haul mooring.

and even its own pontoon, perfect for keen sailors, water sports enthusiasts or anyone wanting private access to the water.

2 THE PROPERTY A genuinely unusual opportunity to purchase two dwellings with a total of 2,700ft² of accommodation, both featuring stunning views over the Penryn River, Falmouth Marina and across to Trevissome on the opposite shoreline, comprising an impressive ground floor apartment with huge proportions, as well as a separate detached boathouse, standing literally on the water s edge, with broad frontage, pontoon and out haul mooring. The real rarity is the location of the detached 'boathouse', which features direct water-frontage with continued rights to the shoreline for a modest 150 per annum which includes an out haul mooring and even its own pontoon, perfect for keen sailors, water sports enthusiasts or anyone wanting private access to the water. The accommodation of the boathouse is extremely appealing, unusual and versatile a mid level entrance hall features stairs ascending and descending to the upper and lower floors, the living room being beautifully light and situated on the ground floor which is waterfacing and has direct access to the quayside and pontoon etc. The upper floor is currently the main bedroom and also enjoys the breathtaking outlook. Also situated at mid level are the second bedroom, shower room and kitchen, which some prospective purchasers may wish to relocate into the main living room thus taking advantage of the views. A useful utility/store room to the side of the property provides perfect dry storage with access to the front and rear. The boathouse garden, which provides access to the front entrance and features a timber gate and pathway from the parking space, catches sun throughout the day and has two levels, a level patio with water glimpses, perfect for barbecuing, and a lower more enclosed (private) gravelled area with mature shrub and coniferlined borders and further level sitting-out space. In addition, a large three-bedroomed apartment is included within the price, which benefits from 2

3 stunning elevated views, despite having a conveniently level ground floor access with a private 'non-communal' entrance from the forecourt parking. Featuring large, light and airy rooms throughout, most of which capture the far-reaching water views, the apartment also benefits from a spacious balcony from the living area, again facing the water and even catching sun in the evening, within the summer months. Undoubtedly, this 'double' purchase presents a superb opportunity for the new owner to length of the South West Coast Path, numerous golf courses are close at hand and the cathedral city of Truro, the county's administrative, retaining, commercial and educational centre, is approximately twelve miles to the north. A branch rail service from Falmouth provides regular access to Truro with connection to London (Paddington), and an approximate thirty minute drive leads across the county to Newquay Airport where there are regular domestic flights to London and other UK airports. THE ACCOMMODATION COMPRISES (All dimensions being approximate) PONSHARDEN LODGE - APARTMENT From the tarmacadamed parking area with private allocated area for up to three vehicles, leading to the broad main entrance to the apartment (non-communal) with an obscured glazed timber front entrance door with matching side screen, opening into the:- formally separate the dwellings and increase the capital value, or indeed many buyers may wish to occupy one of the properties whilst returning a letting income from the other. Prospective purchasers will therefore be interested to know that the current owners have obtained authority from Cornwall Council to remove the 'ancillary usage' previously linking the two units and investigated the process of dividing the services of the two properties - details of which can be obtained from our office. THE LOCATION With the property's own private quay, pontoon and water frontage providing immediate access onto the Penryn River, into Falmouth's inner harbour and beyond to the excellent day sailing waters of the Carrick Roads (Fal Estuary), Falmouth Bay and nearby Helford River. The Royal Cornwall Yacht Club is an approximate five minute level walk away at Greenbank, a short distance after which Falmouth town's excellent range of shopping, commercial and leisure amenities are reached, including a superb choice of restaurants. Safe sandy beaches are but a few minutes drive away, breathtaking clifftop walks extend the RECEPTION HALL 2.74m(8 11'') x 3.56m(11'8") An impressively proportioned and welcoming area with archway to the main reception room, enjoying views to the river and countryside beyond. Entranceway to the kitchen and door to the inner hall and access to the bedrooms. Broad double doors accessing the boiler cupboard with hot water cylinder and slatted shelving. Timber panelled walls and ceiling, radiator and archway to the:- MAIN LIVING ROOM 7.18m(23'6") x 9.60m(31'5") Maximum measurements given of this huge L- shaped living/dining room, loosely divided into sitting and dining areas, as follows:- DINING AREA 4.07m(13'4") x 4.45m(14'7") Open to the sitting area, consequently enjoying superb views of the Penryn River. Fitted shelving, radiator. SITTING AREA 7.19m(23'7"') x 4.83m(15'10") Once again, enjoying a truly breathtaking outlook down the Penryn River, as far as Islington Wharf, across Falmouth Marina and the constant boating activity including those leaving and arriving on the pontoons. Large upvc double glazed windows either side of a upvc 3

double glazed door accessing the balcony/terrace, further high level windows over. Door to bedroom one and double doors accessing the second reception room. Three radiators.

countryside surrounding Trevissome. SECOND RECEPTION ROOM 3.55m(11'7") x 4.

4 double glazed door accessing the balcony/terrace, further high level windows over. Door to bedroom one and double doors accessing the second reception room. Three radiators. BALCONY/TERRACE Double glazed patio door from the main living area, a large balcony/terrace enjoying the uninterrupted views of the Penryn River, Falmouth Marina, across to the northern shoreline and countryside surrounding Trevissome. SECOND RECEPTION ROOM 3.55m(11'7") x 4.30m(14'1") A particularly versatile area, currently used as a second sitting room, although some prospective buyers may wish to utilise this area as dining space, featuring a large fireplace with granite surround and hearth. Fitted shelving. Double timber casement doors to the main reception room and archway/breakfast bar separating this room from the kitchen. Two radiators. Access via a floor trap door providing full-standing height cellar. KITCHEN 4.19m(13'8"') x 3.48m(11'5") Another impressively proportioned room, partially open to the second reception room, with breakfast bar and archway in between. A comprehensive range of fitted oak-fronted 4

5 cupboards and dressers with timber-edged worksurfaces over. Four-ring gas hob, electric double oven, stainless steel sink with double drainer, space and plumbing for washing machine, dishwasher and space for full height fridge/freezer. Large upvc double glazed window to the front of the property. Entranceway to the reception hallway. Radiator. INNER HALL Door from the reception hallway, providing access to bedrooms two, three and the cloakroom/wc. Door to a walk-in storage cupboard with shelving, lighting and power. BEDROOM TWO 2.86m(9'4") x 3.58m(11'8") A well proportioned double bedroom, with fitted wardrobe with sliding doors, hanging rail and shelving. Timber double glazed window to the front of the property. Radiator. BEDROOM THREE 2.85m(9'4") x 3.56m(11'8") A versatile room, with a door from the inner hall and secondary door to the 'en-suite' bathroom for bedroom one. Fitted shower cubicle, radiator and skylight window. CLOAKROOM/WC 1.08m(3'6") x 2.11m(6'11") A useful separate cloakroom, with low flush WC, pedestal wash hand basin, radiator with towel rail over, and door from the inner hall. BEDROOM ONE 3.92m(12'9") x 3.94m(12'11") Again, capturing the superb outlook via a large upvc double glazed window to the rear of the property. Door leading from the main reception room and secondary door to the en-suite bathroom. Radiator. EN-SUITE BATHROOM 3.94m(12'11") x 1.65m(5'5") Essentially providing an en-suite to two bedrooms, with doors from each room. Low flush WC, surface mounted inset wash hand basin with cupboard under, bidet, panelled bath with shower screen and electric shower unit over. Radiator. APARTMENT PARKING AREA Ponsharden Lodge benefits from a parking area to the front of the apartment block, with room for up to three vehicles. 5

THE BOATHOUSE From a private parking space for the boathouse, a pedestrian gate leads to a separate freehold with pedestrian

descending to the ground floor living area. Door to the shower room, second bedroom and separate kitchen. KITCHEN 2.11m(6'11") x 2.

Cupboards and drawers below with space for fridge. GROUND FLOOR BEDROOM TWO 3.26m(10'8") x 4.

also. Wall mounted electric heater. SHOWER ROOM 1.51m(4'11") x 2.

wash hand basin and extractor fan. LIVING ROOM 7.45m(24'5") x 4.

6 THE BOATHOUSE From a private parking space for the boathouse, a pedestrian gate leads to a separate freehold with pedestrian pathway leading through the:- ENTRANCE HALL A mid level entrance area, with stairs rising to the upper floor bedroom and stairs descending to the ground floor living area. Door to the shower room, second bedroom and separate kitchen. KITCHEN 2.11m(6'11") x 2.95m(9'8") Velux window to the side elevation. Roundedged worksurfaces with inset stainless steel sink with drainer. Cupboards and drawers below with space for fridge. GROUND FLOOR BEDROOM TWO 3.26m(10'8") x 4.55m(14'11") A particularly well proportioned bedroom, with a timber window to the front elevation and low level window to the side also. Wall mounted electric heater. SHOWER ROOM 1.51m(4'11") x 2.11m(6'11") Velux window to the side elevation, low flush WC, corner shower cubicle with Mira mixer shower attachment, wall mounted wash hand basin and extractor fan. LIVING ROOM 7.45m(24'5") x 4.83m(15'10") Stairs descend from the entrance/mid level to this superb room, featuring exceptional views, perched above the water's edge, with upvc double glazed windows and sliding doors to the rear elevation, accessing the private 'quay'. External side door and internal door to the utility/store room. Stripped timber floorboards 6

7 and high ceiling. UTILITY/STORE ROOM 1.34m(4'4") x 3.23m(10'7") Door from the main living area and external doors to the front and rear with direct access onto the quayside and waterfront. Power and lighting, ample dry storage space. UPPER FLOOR BEDROOM 4.41m(14'5") x 4.98m(16'4") Occupying the entire upper floor area, a superb room, again enjoying the captivating water views, with ample eaves storage accessed via double doors on either side. Velux window to the side elevaiton, sliding door from the stairwell Occupying the entire upper floor area, a superb room, again enjoying the captivating water views, with ample eaves storage accessed via double doors on either side. Velux window to the side elevation, sliding door from the stairwell which rises from the mid level entrance hall. Ceiling hatch above stairwell to an attic with further potential to convert to further accommodation, subject to regulations. QUAY AND PONTOON With sliding upvc double glazed doors from the main living area, and side access, a broad water frontage with a side slipway providing access to the private pontoon and outhaul mooring. We understand the foreshore rights are paid with an annual fee of approximately 150, payable to the Harbour office. FRONT GARDENS Featuring a sunny upper patio level, also enjoying views over the water, and catching sun throughout the day, a perfect barbecuing area with built-in seating and walled borders. Steps lead down to a lower garden area, extremely well enclosed with mature conifers to one side and timber fencing to the other. Various well stocked flower beds and mature shrubs and plants provide privacy. Further 7

steps lead down to the front entrance door for the boathouse and an obscured glazed timber door with side screen open into the:- BOATHOUSE PARKING In the far corner of the tarmaced forecourt area for

8 steps lead down to the front entrance door for the boathouse and an obscured glazed timber door with side screen open into the:- BOATHOUSE PARKING In the far corner of the tarmaced forecourt area for Ponsharden Lodge, a private parking space is included within the sale of the boathouse - off which a pedestrian gate provides direct access to the pathway leading to the front gardens of the boathouse. GENERAL INFORMATION SERVICES Mains electricity, water and drainage are connected to the boathouse. Mains electricity, water, drainage and gas are connected to Ponsharden Lodge apartment. Ponsharden Lodge apartment benefits from gas fired central heating. COUNCIL TAX Band D - Cornwall Council. We understand both units are listed under one Council Tax, at present. TENURE The Boathouse is freehold. Ponsharden Lodge apartment is leasehold, although the freehold is owned jointly between the leaseholders - held in the name of Ponsharden Lodge Management Company. Maintenance and buildings insurance is organised 'as and when' with Ponsharden Lodge contributing approximately 30% towards the buildings insurance, external and shared maintenance costs. The contribution for this year's buildings insurance was We understand the 999 year lease, commencing in Dogs are not permitted in the apartment. POSSESSION Vacant possession upon completion of the purchase - the vendor offering the additional benefit of no onward chain. VIEWING By telephone appointment with the vendor's Sole Agents - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: These particulars have been prepared as a general guide only for prospective purchasers. Although every effort has been made to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the building, services, appliances and any fixtures and fittings. All measurements, dimensions, acreages and distances are approximate and should not be relied upon for accuracy. All buyers should rely on their own surveys and investigations in connection with a purchase of the property. L142 Printed by Ravensworth Tel:

BRYHER, 32 THE GLUYAS, FALMOUTH, TR11 4SE

BRYHER, 32 THE GLUYAS, FALMOUTH, TR11 4SE 339,950 Located at the head of one of the most sought-after cul-de-sacs in the favoured 'Goldenbank' area, close to the outskirts of Falmouth within just a few