7 bedrooms £850,000

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  • STABLE with 2 BOXES
  • EPC D65 (Main) E40 (Cottage)


DESCRIPTION If you a looking for a lifestyle change with options to run your own business, or simply two very individual and well presented homes in an idyllic setting within very private and attractive grounds of about 9 acres, then Newmoor Park will offer all this! The main house has been used as a very successful B&B due to the high standard of accommodation, including the luxury en-suite facilities. Previously achieving two Trip Advisor Travellers Choice Awards. Currently the Cottage is used by another family member and therefore both homes are well suited for dual family occupancy, or could provide further income streams as a holiday or residential letting property. The grounds also offer options for equine or animal enthusiasts. Some of the land could be used for a small campsite and there are currently two purpose built bases for "Yurts" which have provided further income in the past. In all this residence offers many opportunities, with potential for several income streams and MUST BE VIEWED to fully appreciate what is on offer and the location.

SITUATION AND LOCATION Newmoor Park has an attractive woodland setting on the side of the Tamar Valley with a south-west facing outlook over its own land towards the river. The property lies on the Devon side of the county boundary with Cornwall, approximately one and a half miles from Launceston. The A30 dual carriageway is only a short drive away allowing an easy commute to Exeter (about 50 minutes), the M5 motorway or further West into Cornwall.

The towns skyline is dominated by the ruins of a Norman castle that stands high on a hillside with dramatic views over Bodmin moor and Dartmoor. Also situated between the north and south coasts, so is convenient for beaches and the Cornish countryside. The surrounding area offers leisure for all types; facilities include two golf courses and Roadford Lake Country Park where visitors can fish for trout, sail, windsurf, cycle, row, kayak and camp. Launceston has a busy pedestrianised shopping centre with plenty of big names alongside quirky independent shops. Out of town there is a Marks and Spencer Food Hall, Tesco, Argos and Pets at Home, to name a few.


Patio doors leading to a:-

RECEPTION HALL 9' 3" x 8' 7" (2.82m x 2.62m) Double aspect windows. Radiator. Double bi-folding doors to:-

LIVING ROOM 27' x 14' 5" (8.23m x 4.39m) Two windows to front aspect. A very impressive room with fireplaces each end of the room both with wood burning stoves on slate heaths. Tiled flooring. Two television points. Radiator. Door to:

INNER HALLWAY Stairs to first floor with understairs cupboard. Sensor lighting. Radiator. Slate flooring. Doors to:-

CLOAKROOM Wall mounted wash hand basin. Low level W.C. Slate flooring.

UTILITY ROOM 9' 3" x 7' 10" (2.82m x 2.39m) A range of base units with worktop surfaces over. Space and plumbing for washing machine. Ample shelving for linen. Slate flooring. Step up and door to:

LEAN-TO 9' 2" x 6' 7" (2.79m x 2.01m) Ideal for storage and further space for tumble dryer. Door with casement windows to side leading to a private garden. Further door to:-

OFFICE/OCCASIONAL BEDROOM 12' x 5' 3" (3.66m x 1.6m) Excluding chimney breast recesses. Double aspect windows. Radiator. Television point.

From Inner Hallway door to:

KITCHEN 19' 1" x 11' 0" (5.82m x 3.35m) excluding full height built-in units. Window to front and two velux sky light windows. A modern range of base level and eye level units. Worktop surfaces inset with 'Zanussi' induction hob with 'Bergstrom' cylindrical internal extractor hood above, 'Cook & Lewis' one and quarter sink and drainer unit with mixer tap/flexi hose and integral dishwasher below. Two eye level 'Neff' slide and hide ovens. One with 'Electrolux' microwave/oven above. Integral full height fridge and freezer and three matching built-in cupboards with drawer units. Drinks cooler under worktop surface with feature part curved wall to side with worktop over. Breakfast bar area. Opening to:

DINING ROOM 11' 1" x 9' 5" (3.38m x 2.87m) excluding chimney breast recess. Window to side, radiator and double doors to:

CONSERVATORY 13' 1" x 9' 8" (3.99m x 2.95m) Of dwarf wall construction and being fully double glazed. Pitched roof with retractable sky light window. Plenty of power points. Radiator. Patio doors lead out to a side decked patio.

BOOT ROOM 6' 10" x 5' 10" (2.08m x 1.78m) Accessed from the Kitchen with wooden stable door to side of the property. Velux skylight window. Radiator. Internal door to:-

BOILER/PUMP ROOM 17' 10" x 3' 8" (5.44m x 1.12m) Window to rear. Oil fired central heating boiler serving both properties and filtration system for the private water.

From Inner hallway stairs to:-

FIRST FLOOR LANDING Two windows to rear aspect. Radiator. Airing cupboard housing hot water cylinder with slatted shelves above. Sensor lighting. Door to:

MASTER BEDROOM 18' 4" x 10' 9" (5.59m x 3.28m) Double aspect windows with views. There is a wardrobe recess with a concealed door behind it to a room which was previously used as a dressing room, now being used as bedroom 3. Radiator. Television point. Door to:-

EN SUITE SHOWER ROOM 10' 5" x 4' 10" (3.18m x 1.47m) Obscure window to rear. Impressive en suite with fully tiled double walk-in shower cubicle with sliding door and mains fed rainfall style shower and a seperate detachable shower head. Vanity unit incorporating wash hand basin, low level W.C. with built-in cupboards and worktop above. Shaver point. Extractor fan. Wall mounted chrome heated towel rail.

The main landing opens up to an inner landing with stairs to the second floor. Radiator. Doors to

BEDROOM TWO 14' 3" x 10' 7" (4.34m x 3.23m) Window to front. Television point. Radiator. Door to:-

EN SUITE BATHROOM 8' 4" x 8' 4" (2.54m x 2.54m) Obscure window to side. Another impressive en suite with fully tiled double walk-in shower cubicle with sliding door and mains fed rainfall style shower and a seperate detachable shower head. Separate free standing bath with floor mounted chrome mixer tap. Vanity unit incorporating wash hand basin, low level W.C. with built-in cupboards and worktop above. Part tiling and half wood panelling to walls. Extractor fan. Wall mounted chrome heated towel rail.

BEDROOM THREE 14' 3 " x 8' 6" (4.34m x 2.59m) Window to front. Television point. Radiator.

BALCONY Accessed from the inner landing via patio doors. An ideal seating area to admire the views over the formal gardens and river.

SECOND FLOOR LANDING Skylight window. Eaves storage. Doors to:-

SHOWER ROOM Fully tiled and enclosed shower cubicle with sliding door and thermostatically controlled shower over. Built-in light and extractor unit. Wall mounted wash hand basin with cupboard below. Low level W.C. Radiator. Part tiling to walls.

BEDROOM FOUR 21' 9" x 11' 8" (6.63m x 3.56m) Window to side and Velux skylight window. Fitted wardrobe. Eaves storage space. Television point. Radiator.

BEDROOM FIVE 11' 8" x 11' 6" (3.56m x 3.51m) Skylight window. Eaves storage. Radiator. Television point.

DETACHED COTTAGE/ANNEXE Believed to be converted and extended from an original stone barn, offering spacious and well presented accommodation. Ideal for a dependant relative, or provide an income from holiday or residential letting.

Front entrance door to:-

OPEN PLAN KITCHEN/DINING ROOM 18' 8" x 12' 9" (5.69m x 3.89m) Double aspect and high level window. A range of modern cottage style base level units with worktop surfaces over and part tiled walls. Inset oval sink and drainer unit with mixer tap/flexi hose. Integral dishwasher. Separate worktop area inset with LPG four ring gas hob with concealed extractor over. Integral fridge/freezer. Eye level Zanussi oven. Matching eye level and display units. High level storage cupboard. Slate tiled flooring. Telephone point. Radiator. Opening to:-

LOUNGE 15' 1" x 12' 3" (4.6m x 3.73m) French doors with casement windows to side leading to small decked patio. Velux skylight window. Wood burning stove on slate hearth. Television and telephone points. From the kitchen/dining room door to:-

INNER HALLWAY 9' 11" x 5' 6" (3.02m x 1.68m) Slate tiled flooring. Radiator. Built-in storage cupboard. Doors to:-

BEDROOM ONE 15' 3" x 10' 11" (4.65m x 3.33m) Double aspect windows. Radiator. Tiled flooring.

BEDROOM TWO 12' 6" x 8' 4" (3.81m x 2.54m) Double aspect windows. Radiator. Telephone point.

BATHROOM 10' x 6' 5" (3.05m x 1.96m) Skylight window. Fully tiled enclosed shower cubicle with mains fed shower over. Stand alone deep bath with wall mounted mixer tap and separate shower attachment. Pedestal wash hand basin. Low level W.C. Half tiling to walls. Radiator.

OUTSIDE DRIVE/PARKING: The property is approached from the road down a short stone track through the woodland forking off to a private driveway via double opening wooden gates. This opens up to the extensive gravelled PARKING AREA providing space for many vehicles including horse boxes, tractors, trailers, motorhomes, caravans etc.

GARDENS: The Cottage is accessed by a brick paved path shared with the main house to its own pleasant brick paved patio with ornamental fishpond to side and pedestrian gate leading to the rear track. The other side has its own sheltered side garden with a decked patio and raised beds stocked with a variety of flowering shrubs and flowers. To the front is a small area of decking and a wooden store housing the LPG bottles for the gas hob.

The House has a low boundary rendered wall to its formal front gardens which offer a mix of gravelled and lawned areas with a wealth of trees, shrubs and flowers. There is also a very private lawn and gravelled side garden which can be accessed from the lean-to and in the main garden is a timber SUMMERHOUSE. Trellis and gated access leads to an enclosed ORCHARD with a variety of fruit trees, with a five bar gate giving access to a small area of WOODLAND, POLY TUNNEL (in need of some attention), uncultivated VEGETABLE GARDEN, TIMBER SHED and DUCK POND.

MEADOW/PADDOCKS: Beyond the vegetable garden lies an open MEADOW surrounded by mature tree boundaries and could be enclosed for grazing animals. Currently there are two dedicated bases for YURTS and this area could be further developed as a small CAMPSITE to generate further income.

From the parking area double wooden gates open into extensive MEADOW/PADDOCKS which are bounded by the western and southerly boundaries of the River Tamar, providing productive grassland and are a haven for wildlife. There is a wooden platform around a mature tree providing an elevated seating area to admire the river and the surrounding grounds. From here there is another potential paddock which has been left to grass and wild flowers, with a mowed path around the perimeter. There is the remains of a former railway line with raised embankment and bridge which goes over a natural WILDLIFE POND. In total there is approximately 4 acres of potential grazing on the property.

RIVERBANK: The River Tamar forms the western boundary of the property offering pleasant seating areas to enjoy the riverside setting and in particular one near the house overlooking a large pool in the river.

WOODLAND: The bank to the rear of the house has established broadleaf woodland with oak, sycamore and many other trees again providing attractive woodland wildlife environment and your own firewood.


4 BAY GARAGE This purpose built building could provide many uses, each with double opening wooden doors, power and light.

BAY ONE 20' 6" x 11' 2" (6.25m x 3.4m) Currently a games room.

BAY TWO 24' 3" x 11' 8" (7.39m x 3.56m) Used for storage.

BAY THREE 24' 3" x 11' 8" (7.39m x 3.56m) Used for the sit down mowers.

BAY FOUR 23' 5" x 17' 11" (7.14m x 5.46m) Used for storage and logs.

Attached to the rear of this building is a:-

STOREROOM 23' x 6' 7" (7.01m x 2.01m) approx

STABLE 22' x 10' (6.71m x 3.05m) approx Situated to the side of garage is a stable of timber framed construction with sheeted sides, currently split into two boxes with concrete floor, stable doors and a rear pedestrian door.

SUMMERHOUSE 12' 6" x 8' 2" (3.81m x 2.49m) approx Power and light connected.

TIMBER SHED 19' 0" x 10' 0" (5.79m x 3.05m)

SERVICES Mains electricity, private water and drainage. Oil fired central heating from a shared tank, but both properties have their own boilers.



West Devon Borough Council, Kilworthy Park, Drake Road, Tavistock, Devon PL19 0BZ. Tel: 01822 813600

DIRECTIONS Travelling west-bound on the A30 dual carriageway from Okehampton/Exeter take the exit for Lifton and Liftondown. Turn left under the dual carriageway and passing through Liftondown on the A388, continue for about a mile and as the road drops down through woodlands the entrance to the track will be seen on the left hand side clearly marked Newmoor Farm. However it may be easiest to continue and taking the next right to turn round for an easier turn into the drive. Continue down the drive bearing right into the private driveway.

AGENTS NOTES NOTE ONE: At the fork to the house the track continues to the rear of the house, leading up to an adjacent property which has a right of way down the track. They also contribute to the upkeep of the track.

NOTE TWO: There are fishing rights along the river which are reserved and owned by the Arundel Arms at Lifton and thus fishermen have rights of access along the riverbank for fishing purposes.

Get in touch with the Launceston Office about this property