The Property
A large semi-detached, three-bedroom, three reception room former farmhouse of approx 1820 sqft and within approx 0.42 acres.  Fully refurbished and redecorated, including internal insulation of all exterior walls and a solar PV array, to achieve an EPC rating of B (86).  Large gardens, extensive parking, and with a detached outbuilding.  Traditional stone construction with slate roof, PVC frame double glazed windows and conservatory.  Oil fired central heating.

The accommodation briefly comprises:-

Ground Floor:

Large timber front door leading to:-
Large Hallway, L-shaped (24’3” x 6’10” plus 8’10” x 6’10”) with slate floor, radiator, wall mounted control for oil fired central heating system, stairway to First Floor, doors leading to the Sitting Room, Lounge, Kitchen, and W.C.

Sitting Room (14’5” x 13’8”) dual aspect with 2 no. PVC frame double glazed windows, radiator, timber effect laminate floor.

Lounge (14’5” x 14’) dual aspect with 2 no. PVC frame double glazed windows, radiator, timber effect laminate floor, brick fireplace with slate hearth and marble mantle shelf housing a woodburning stove.

WC with timber frame single glazed window incorporating secondary glazing panel, tiled walls, vinyl flooring, W.C., wash basin with cupboard beneath, door to Understairs Cupboard housing electricity meter.

Kitchen (14’8” x 11’5”) with newly fitted kitchen, slate floor, 2 no. radiators, connection points for washing machine, dishwasher, etc., plumbing connection point suitable for an American style fridge-freezer, new Lamona electric fan oven, new Lamona integrated halogen hob, PVC frame double glazed French doors leading to Conservatory.

Conservatory/Dining Room (14’9” x 12’3”) dual aspect with PVC frame double glazed conservatory windows and roof, slate floor, radiator, PVC frame double glazed French doors to Kitchen, PVC frame double glazed French doors leading to a Walled Garden area, and a PVC frame double glazed door leading to the main Front Garden.

First Floor:

Timber and carpeted dog-leg staircase leading to the main first floor Landing via a Half Landing with PVC frame double glazed window. Large Main Landing with radiator, loft hatch, and doors to the three Bedrooms and main Bathroom.

Bedroom (14’10” x 12’) dual aspect with 2 no. PVC frame double glazed windows, radiator, carpeted floor.

Bedroom (10’10” x 10’9”) with PVC frame double glazed window, radiator, carpeted floor.

Bedroom (14’10” x 12’6”) dual aspect with 2 no. PVC frame double glazed windows, radiator, carpeted floor.

Bathroom (15’ x 10’6” including walk-in cupboard) with PVC frame double glazed window, timber frame double glazed Velux window, radiator, heated towel rail, part tiled walls, vinyl floor, panelled bath, pedestal wash-hand basin, tiled shower surround, Triton T80 electric shower.
Walk-In Cupboard with timber shelving, unvented hot water cylinder, electrical inverter unit for the solar PV panel array.

Outside:
On approaching the farm from the public highway, an internal access driveway leads to Goonhoskyn Farmhouse via a private gateway with a hardstanding Parking Area beyond that leading to the farmhouse. The property is fronted by large lawned gardens with some trees and shrubs. At the side of the farmhouse a timber garden gate leads to a separate Walled Garden that surrounds the conservatory. In total, the entire property extends to approximately 0.42 acres.

Adjacent to the parking area is a detached stone and cob Shed with a profile steel sheet roof, concrete floor, and 3 no. windows. The internal dimensions are approximately 19’3” x 16’3”. Please note there are no utilities connected to the shed.

Agent Notes
Goonhoskyn Farmhouse is newly refurbished following an extensive programme of refurbishment and redecoration. This includes fitting internal insulation to all of the exterior walls and relining with new plaster and paintwork. The property is well insulated and fitted with an oil fired central heating system with radiators throughout, and a large array of solar PV panels. The occupants of Goonhoskyn Farmhouse will therefore benefit from any free electricity that is generated by the panels during daylight hours. Furthermore, any unused or surplus electricity is directed to the hot water storage tank and the bathroom heated towel rail to further reduce costs. As a consequence of these improvements, Goonhoskyn Farmhouse benefits from an excellent EPC rating of B(86).

UTILITIES / SERVICES: The property is connected to mains electricity with its own independent electricity meter. There is a mains water connection with a sub-meter. There is a private septic tank drainage system that is managed by the Landlord. There is an oil-fired central heating boiler with an oil tank located in the garden. There is a wood burning stove located in the Lounge. There is also a solar PV array providing a proportion of free electricity in addition to the mains connection.

Costs for utilities are the responsibility of the Tenant.

PETS: NO PETS PERMITTED.

SMOKING: No Smoking.

COUNCIL TAX: The property falls with Cornwall Council Tax Band "C" for the Parish of St. Enoder.
The 2025/2026 charge is understood to be £2,093.66 (£174.47 PCM) for which the Tenant will be responsible.

EPC RATING: GRADE "B" (88)

TENANCY: Available to let unfurnished on an Assured Shorthold Tenancy for an initial term of TWELVE months.

APPLICATIONS: (Lodge and Thomas do not charge application fees) After you have viewed the property, please complete the Application and Referencing Form that will be e-mailed to you at your request. Please note that the referees you provide will be contacted by the Company that undertakes our referencing work.

INGOING PAYMENTS DUE FROM NEW TENANTS: The successful Applicant will be required to sign an Assured Shorthold Tenancy Agreement. Prior to keys being handed over you will be required to make the following payments: -

RENT: (THE FIRST MONTH'S RENT DUE IN ADVANCE) First month's rent due prior to commencement of the Tenancy. Rent is per calendar month and is due monthly in advance by Standing Order.

DEPOSIT: (RETURNABLE AT END OF TENANCY SUBJECT TO CONDITIONS) A Tenant's Damage Deposit will be due prior to the commencement of the Tenancy. This will be held by the Landlord/Agent and registered with an approved Scheme. The Deposit will be returned to the Tenant at the end of the Tenancy, subject to conditions being fulfilled. The Tenant and Landlord will each be issued with a Deposit Protection Certificate and an Information Leaflet explaining the Deposit Scheme, as required by Law.

VIEWING: Strictly and only by prior appointment with the Sole Letting Agents:

Lodge and Thomas, 58 Lemon Street, Truro, Cornwall, TR1 2PY.

For further information, please contact:
Mr. Ross Collins BSc (Hons), MRICS, FAAV
For Lodge and Thomas