An exquisite former farmstead enjoying exceptional peace, tranquillity and privacy, perfectly positioned for mid and west Cornwall s amenities, beautiful beaches and stunning coastline.
Higher Goneva Farm is one of the most beautiful and peaceful mini Cornish estates to come onto the market in some time. The current owners have lovingly and thoughtfully restored these glorious Grade II Listed properties over the past ten years, using the finest local materials and specialist craftsmanship. The attention to detail throughout the whole estate is clear to see.
Situated on the edge of a small rural village, accessed via a private tree-lined lane, the buildings are set within magnificent grounds and gardens of approximately 12.5 acres, surrounded by unspoilt countryside with uninterrupted views over to Trencrom Hill on the outskirts of St Ives. There are various courtyards, private gardens to each property, level and well enclosed productive fields and a large agricultural barn offering resident barn owls and equestrian/livestock facilities.
Multi-generational family living is a very real option at Higher Goneva Farm ; in fact this is how the current owners use the estate. The secluded nature of each property allows complete privacy and independence, whilst being able to enjoy sharing in extended family life if so desired. Alternatively, there is a great opportunity to generate a substantial income from the estate, with a previously successful holiday let in The Hay Barn - (http://www.haybarnholidaycottage.co.uk), The Granary , with no restrictions, The Dairy , formerly with full planning permission to convert to a further three-bedroomed cottage, and a ring fenced income from solar PV until 2037.
Rare and unique can be over used phrases, but in this instance are entirely justified. It is hard to overstate just how special a place Higher Goneva Farm is, representing the opportunity to live an idyllic Cornish country life.
The extensive works carried out by the vendors have been comprehensively documented and overseen by all appropriate organisations, with just some of the work including complete replumbing, complete rewiring, tasteful neutral decorations throughout, installation of high quality sanitary ware, a state-of-the-art biomass boiler providing heating to all three dwellings, and the provision of a private water supply by way of a borehole (with mains connection remaining if preferred).
Known to exist prior to 1700 and with parts dating back to circa 1600, The Farmhouse is a traditional cross-passage house of fine granite elevations under a picturesque roof of thatch and Cornish slate. Many authentic features include a Listed entrance door, plank and muntin panelling, open fireplaces, small pane sash windows and beamed ceilings etc, with all main rooms overlooking and opening onto a beautiful courtyard garden with gate onto extensive formal lawned gardens beyond. The accommodation comprises three charming reception rooms, three bedrooms including a master with en-suite, luxurious family bathroom and a ground floor annexe with permission for further extension.
Of mellow stone and timber clad elevations under a fine wet-laid Cornish slate roof, benefiting from unrestricted holiday occupancy. Providing two bedrooms and superbly converted to a contemporary design with tall glazed screens giving much natural light and a lovely outlook over the picturesque grounds. Featuring oak and travertine marble flooring, internal doors in solid oak, a superb lounge with vaulted ceiling and glass-fronted log-burner, and its own private sheltered grounds, again enjoying the beautiful, unspoilt, westerly views.
Located on one side of the large gravelled courtyard, again enjoying its own garden area and high degree of privacy, of striking mellow stone elevations with granite quoins and lintels, and a cedar clad extension, under Cornish slate roofing. Beautifully converted to provide another fine home with two bedrooms of the utmost quality, with full residential consent and separate legal title.
Forming another side of the gravelled courtyard is the former dairy , which previously benefited from planning permission for conversion to a three-bedroomed cottage with unrestricted holiday use. A purpose-built agricultural barn, with resident barn owls, measures 22.50m x 13.80m and is ideal for the storage of livestock, machinery and vehicles etc.
Each of the three dwellings benefit from their own beautifully stocked, landscaped and private garden areas. There is a large level lawned area, ideal as a tennis court or swimming pool etc, gated driveway, extensive ample parking, and a productive kitchen garden area with fruit cages, greenhouse and raised beds, ideal for those seeking a high degree of self-sufficiency. The three fields are all interconnected and lie to the western side of the property, with no public rights of way, and comprise high quality double-cropping land which is well enclosed and level, and has previously been used for daffodils and grass-keep etc. In all, the exquisite gardens and grounds extend to approximately 12.5 acres or thereabouts.
(All dimensions being approximate)
Clematis clad entrance with Listed panelled door to the:-
Beamed ceiling, tiled flooring, turning staircase rising to the first floor landing, radiator, traditional panelled doors to the reception rooms.
3.42m x 3.67m (11'2 x 12'0 )
A charming double aspect room with deep silled small pane casement window to the rear elevation and sash window with panelled reveals overlooking the front gardens. Beamed ceiling, oak flooring, inglenook fireplace with glass-fronted Jotul log-burner.
3.17m x 3.67m (10'4 x 12'0 )
Another charming versatile room with sash window to the front elevation, beamed ceiling and former inglenook fireplace with clome oven and granite lintel.
Granite flooring and door to:-
1.96m x 1.84m (6'5 x 6'0 )
Deep silled casement window, built-in cupboard and timber worksurface with ceramic butler-style sink. Door to:-
Low flush WC with concealed cistern, storage cupboard with Flomaster hot water cylinder and immersion heater. Computerised timer control panel, radiator, deep silled window to the rear.
5.79m x 3.63m (18'11 x 11'10 )
A beautiful room with large granite flagstone flooring throughout and sash windows to both the front and rear elevations. Granite inglenook fireplace with solid fuel Aga. Display/book shelving, beamed ceiling, radiator, door to the front gardens, archway to the:-
3.58m x 2.26m (11'8 x 7'4 )
Another highly characterful, light, double aspect room with casement windows overlooking the gardens. Timber flooring, radiator, canopied ceiling, range of fitted wall and base units with granite worksurfaces between with inset butler-style ceramic sink with mixer tap. Miele four-ring ceramic hob with oven/grill below. Integrated fridge, freezer and dishwasher.
Turning staircase from the reception hall with, at mid landing, sash window to the rear elevation, and staircase continuing to the:-
Original timber panelled walls, timber floor and door to linen room with ample shelving and cupboards.
3.99m x 3.61m (13'1 x 11'10 )
Mellow timber flooring, bedroom fireplace, sash window to the front elevation enjoying a lovely outlook over surrounding countryside. Access to loft area, radiator, built-in double wardrobe, door to:-
Again, most attractively appointed with a quality white contemporary suite comprising a low flush WC with concealed cistern, walk-in shower cubicle with double head shower, and broad wash hand basin with mixer tap. Mellow timber flooring, radiator, part tiled walls, roof light.
A magnificent bathroom with fully exposed pitched ceiling and deep silled small pane window to the front elevation. Timber flooring, radiator, white suite comprising low flush WC with concealed cistern, roll-top bath with mixer tap, and pedestal wash hand basin.
3.18m x 3.66m (10'5 x 12'0 )
Fully exposed ceiling with roof trusses. Bedroom fireplace, sash window to the front, radiator, built-in double cupboard.
2.24m x 2.82 (7'4 x 9'3 )
Again, featuring a fully exposed pitched ceiling and roof truss. Small pane window to the front elevation, radiator.
Forming one side of the front courtyard gardens, benefiting from planning permission for additional kitchen and shower room extension to provide a self-contained ground floor annexe.
3.99m x 3.07m (13'1 x 10'0 )
Stable door and casement window to the front gardens, further deep silled casement window to the rear. Fireplace with granite lintel.
2.48m x 3.17m (8'1 x 10'4 )
Windows to both front and rear elevations, part canopied ceiling.
A real feature of the property, part gravelled, paved and laid to lawn with broad brick-edged granite sett pathways. Covered passage with pedestrian gate from the side parking area, sheltered porch with door to the kitchen/breakfast room, fifty year old peach tree. Stone wall and rose covered arch with gateway and granite gateposts to the main garden area.
5.38m x 1.78m (17'7 x 5'10 )
Stable door from the front courtyard garden, radiator, part exposed stone wall, built-in workbench, butler-style sink with slate drainers. Roof lights.
Lying immediately to the western side of the house, enjoying an extremely sunny and sheltered, south and west-facing aspect, overlooking the property's own adjacent fields to miles of surrounding countryside. Comprising an extensive area of level lawn, well enclosed by stone walling, shrubberies and hedging to all sides. Five-bar gate to the fields.
Glazed door from private gardens. Travertine marble flooring, built-in cloaks storage cupboard and separate 'utility' cupboard with space and plumbing for automatic washing machine and stainless steel hot water cylinder with immersion heater and timer switching.
A magnificent contemporary bathroom with white suite comprising a low flush WC with concealed cistern, bath with mixer tap, twin wash hand basin. Travertine marble tiled flooring and part tiled walls, pitched ceiling. Tall part obscure windows to the front elevation. Radiator and under-floor heating, shaver socket.
4.83m x 2.95m (15'10 x 9'8 )
Full height screens to the front elevation providing a beautiful outlook over The Hay Barns private tree-lined gardens, and over surrounding countryside to Trencrom Hill in the distance. Oak flooring, radiator, comprehensive range of high gloss cream-painted units with tall brushed steel handles with wood-block and polished black granite worksurfaces between. Stainless steel sink unit with mixer tap and cutlery drainer, integrated dishwasher, four-ring ceramic hob with oven/grill below and illuminated extractor canopy over. Integrated fridge with freezer shelf. Windows to the side elevation.
4.83m x 2.95m (15'10 x 9'8 )
Two deep silled windows to the side elevation, oak flooring, beamed ceiling, radiator, built-in cupboards.
4.83m x 5.77m (15'10 x 18'11 )
A magnificent living room with vaulted ceiling with exposed oak trusses. Marble tiled flooring throughout with under-floor heating, double casement doors to the side elevation with full height screens over providing much natural light. Glass-fronted log-burner on raised slate hearth. High level window to the rear elevation, oak staircase with storage cupboard under, rising to a 'gallery' with door to:-
4.37m x 2.95m (14'4 x 9'8 )
Another double aspect room with oak flooring and open pitched ceiling, built-in double cupboard, radiator, door to:-
Contemporary white suite comprising a low flush WC with concealed cistern, circular ceramic wash hand basin with mixer tap, walk-in shower cubicle with Mira shower. Limestone tiled flooring and part tiled walls. Velux roof lights to the front elevation.
A pedestrian gate and slate pathway leads to the front of the property where there is a broad full width slate patio, gravelled terrace, rockery and deep area of lawn, well enclosed to all sides, providing a high degree of privacy.
Stable door from the gardens, timber floor, granite steps rising to the living room.
Quality contemporary white suite with low flush WC and wall mounted wash hand basin. Tiled floor, radiator, window to the gardens.
3.94m x 3.78m (12'11 x 12'4 )
A delightful, light, double aspect room overlooking the picturesque grounds. Appointed with a full range of cream-painted Shaker-style units with polished black granite and slate worksurfaces. Stainless steel butler-style sink with mixer tap, integrated fridge and freezer cabinets, integrated washing machine, integrated dishwasher. Oak flooring, pitched cathedral-style ceiling. New black solid fuel Rayburn providing cooking, domestic hot water and central heating.
7.54m x 4.42m (24'8 x 14'6 )
A delightful reception room with tall, beamed ceiling. Two windows with granite reveals and oak sills to the front elevation with stable door between. Granite inglenook fireplace with glass-fronted log-burner. Glazed alcove to the rear. Two radiators. Broad oak staircase with deep walk-in cupboard below.
Oak flooring, former doorway with granite reveals to the rear elevation.
4.42m x 2.57m (14'6 x 8'5 )
Windows with granite reveals and oak sills to both the front and rear elevations. Built-in full height cupboard, radiator.
Part glazed stable-style door overlooking the courtyard, with granite reveals. Contemporary white suite with panelled bath, separate shower cubicle, pedestal wash hand basin and low flush WC with concealed cistern.
3.40m x 2.41m (11'1 x 7'10 )
Another delightful double aspect room with windows to the front and side elevations overlooking the picturesque grounds. Access to over-head loft storage area, oak flooring, radiator, built-in double cupboard housing a large capacity foam lagged hot water cylinder with supplementary immersion heating and computerised control panels.
Five-bar gates with granite gateposts from the courtyard. Paved patio, gravelled kitchen garden with raised beds, implement store, greenhouse. Lawn bordered by dry stone walling, rose beds and steps to a raised upper lawned garden area, again sheltered, private and peaceful, enjoying lovely views to the adjacent field. Fruit trees, griselinia hedging, large timber store.
Comprise three level, well enclosed, double-cropping fields, previously used for daffodils, currently laid to grass-keep. All interconnecting and providing a lovely outlook from The Farmhouse and The Hay Barn to unspoilt countryside beyond.
The entrance drive continues to the rear of the farmhouse and opens onto an extensive gravelled courtyard off which are 'The Granary', 'The Hay Barn' and The Dairy buildings. The courtyard provides ample parking and turning space for numerous vehicles, with the driveway continuing to the agricultural barn.
A superb stone outbuilding under a recently re-clad pitched roof with exposed trusses. Former planning permission for conversion to a further three-bedroomed holiday dwelling. Pretty courtyard area to the rear with footpath to the front gardens of 'The Farmhouse'.
Located to the side of the entrance driveway and to the rear of the house, level and well enclosed to all sides, ideal for a tennis court, swimming pool etc.
22.50m x 13.80m (73'9 x 45'3 )
Of substantial timber construction by A1 Buildings. Currently comprising five loose boxes with much space for storage of machinery, vehicles and biomass fuel. Boiler room with HDG Compact biomass boiler and storage tanks etc. Pump and filter for private water supply. 4kw array of solar panels.
Located to the rear of the agricultural building with a large fruit cage with raised beds, further area of level lawn and aluminium framed greenhouse. Stock-proof orchard with chicken run.
Mains electricity connected to all properties. Private borehole water supply (with mains connection remaining). Biomass boiler fired central heating (additional solid fuel Rayburn to The Granary ). Supplementary solar panelling with ring fenced income until 2037 (over £2,000 per annum).
The Farmhouse Band D. The Granary Band C . The Hay Barn Band C.
Vacant possession upon completion of the purchase.
By telephone appointment with the vendor's Sole Agents: Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813.
It is recommended you follow the route towards Penzance on the A30:-
1: Take the Camborne (West) exit, turn left at the top of the exit slip road and then right at the roundabout, signposted to Connor Downs.
2: As you enter the village of Connor Downs turn left at the crossroads, signposted to Carnhell Green. Continue on this road, passing Trevaskis Farm Shop then Rosewarne Manor on the right, over the level crossing, and on into the village.
3: At the junction turn right and continue, passing the pub on the left, for exactly half a mile. You will see a double bend sign on the left, and directly ahead, on the very sharp left-hand bend, a double-fronted stone cottage with French windows (and a red post box recessed into the left side), and a tall black and white Victorian house with a palm tree in the garden to its left. Turn right immediately in front of these cottages onto an unmade lane, (this is Rosewarne Road). The wooden entrance gate to Higher Goneva Farm is the first on the left about 100 yards further on. Please ensure that you latch the gate closed after driving through it, then follow the gravel drive around to the right, past the back of The Farmhouse , and you will come to The Hay Barn on the left. (NB: If you pass a large white house with a central arched window on the left which is immediately after the sharp left-hand bend or the big sign on the left for Parbola , you have gone too far and will need to turn around and go back).
There is no EPC available for this property.