An attractive small country estate comprising a substantial Grade II listed farmhouse, a range of traditional and modern barns, 3 additional cottages and circa 40 acres of productive and amenity land in a private yet accessible setting. Occupying a peaceful and sheltered position on the southern edge of Launceston, Hurdon Farm offers a rare balance of privacy and everyday convenience. Approached via a private, tree lined driveway, the property enjoys a quiet rural setting while remaining within walking distance of the town’s amenities. The estate includes a Grade II listed farmhouse, 3 additional cottages and extensive buildings situated centrally within approximately 40 acres of ring fenced farmland. In all extending to 47.28 acres. For sale by private treaty as a whole or in up to two lots. PROPERTY The estate extends to approximately 47.28 acres and is arranged as a ring-fenced holding centred around a traditional farmstead. LOT 1: Farmhouse, Cottage, Farm Buildings, Orchard & Land The principal Grade II listed farmhouse extends to approximately 3,825 sq ft and offers six/seven bedrooms, many with ensuites or dressing rooms, two reception rooms, a substantial kitchen, utility and pantry area and a large cellar. The house, which was formerly utilised as high quality Bed & Breakfast accommodation, occupies an elevated and slightly offset position from the main yard, allowing it to enjoy open views across the surrounding land and countryside, with a strong sense of separation from the working areas of the property. A further three-bedroom detached cottage sits close to the farmhouse within a courtyard and, while capable of independent use, naturally forms part of the main residential grouping. Whilst located close to the house, privacy is created by virtue of a wonderful small walled garden. In need of renovation, Hurdon Farm Cottage provides the perfect opportunity for multi-generational living, staff accommodation or a holiday let venture. Surrounding the courtyard are an extensive range of traditional and modern farm buildings, including a large Grade II listed threshing barn, further listed stone courtyards and a series of portal framed structures, providing a high level of utility and flexibility for agricultural, equestrian storage or leisure purposes, subject to requirements and consents. The land lies predominantly level around the buildings and residence, with a mix of arable, pasture, amenity ground and woodland encircling the farmstead. An orchard to the rear of the farmhouse offers further potential for integration into the residential setting, while the scale and layout of the land lends itself equally well to agricultural, equestrian or lifestyle use, with shelter provided by established boundaries and woodland. LOT 2: Hurdon Cottage and Hurdon Gate Cottage Situated at the entrance of the main driveway are a pair of attractive semi-detached cottages, offered for sale together with vacant possession. Each cottage provides well arranged two bedroom accommodation and occupies a convenient yet entirely self-contained position, benefiting from independent access and a strong sense of separation from the principal farmhouse. The cottages enjoy open views over the surrounding countryside, enhancing their appeal and sense of place. Offered as a single lot, they present the opportunity to retain two separate dwellings or, subject to the necessary consents, potential conversion into a single larger residence. Their position and flexibility make them well suited to a range of uses, including guest accommodation, ancillary living or independent occupation, while also offering longer term strategic value through unified ownership at the entrance to the estate. LOCATION The property is situated on the southern edge of the historic market town of Launceston, enjoying a peaceful and private setting that combines the benefits of countryside living with exceptional convenience. Launceston offers a comprehensive range of everyday amenities, schooling and leisure facilities, as well as industrial estate services, while the nearby A30 provides excellent connectivity to all parts of Cornwall and Devon as well as the wider southwest. The historic and popular market town of Tavistock, located at the foothills of Dartmoor with its range of independent shops and well-respected private schooling, is a 30 minute drive through the picturesque countryside of the Cornwall/Devon border. Truro, Exeter and Taunton are within easy reach, each with a further range of facilities, employment opportunities, transport links and schooling. AMENITIES Launceston provides a comprehensive range of amenities including independent shops, supermarkets, cafés, pubs and weekly markets, alongside Coronation Park, leisure facilities and Launceston Castle. The town is well-served by primary and secondary schools and benefits from excellent road connectivity via the nearby A30. LAND The land extends to approximately 40.53 acres and comprises predominantly level, ring-fenced Grade 3 pasture and arable land, surrounding the farmhouse and buildings and providing privacy and protection. The fields benefit from a generally south west facing aspect and are well sheltered by mature hedgerows and trees. A lower lying permanent pasture field to the west adds amenity value and offers scope for environmental enhancement. An existing farm trough supply is connected, suitable for livestock and equestrian use. The land provides effective screening from surrounding property and is well suited to a range of farming, equestrian and lifestyle uses. The land is further complemented by approximately 2.4 acres of mature woodland, forming a natural shelter belt that provides privacy, visual screening and added amenity to the farm. METHOD OF SALE Offered for sale by private treaty. TENSURE & POSSESSION The property is being offered for sale with vacant possession on completion. LISTING STATUS The farmhouse, threshing barn, former pigsties, cider barn and stables, garden gazebo and the gate piers at the front of the house are all Grade II listed, reflecting the historic and architectural significance of the core buildings and features within the estate. It is understood that Historic England have incorrectly identified the listing location of the threshing barn, with the current listing plan marking an alternative barn; however, this is believed to be inaccurate and clarification is recommended. SERVICES See table in images or within brochure. WAYLEAVES EASEMENTS & RIGHTS OF WAY The property is sold subject to an easement in favour of a neighbouring property, permitting the installation and maintenance of a water supply pipe beneath the land on the perimeter of the property to facilitate connection to the mains supply. In the event that the entrance cottages are sold separately from the main farm, appropriate easements will be granted to allow for the use and maintenance of water supply pipes serving those properties. SPORTING TIMBER & MINERAL RIGHTS Sporting and Timber rights are included. Mineral rights are excluded. EPC RATINGS Hurdon Farm - Band E. Hurdon Farm Cottage - Band G. Hurdon Cottage - Band E. Hurdon Gate Cottage - Band E. LOCAL AUTHORITY Cornwall Council New County Hall Treyew Road Truro TR1 3AY VIEWINGS Viewings strictly by appointment with the agent. DIRECTIONS From the A30, take the exit for the Pennygillam Industrial Estate. At the roundabout, take the exit onto Link Road and continue for approximately 1 mile. As the road turns left 90 degrees, turn right onto Hurdon Road, a small country road. The entrance to Hurdon Farm will then be found on the right-hand side after approximately half a mile. WHAT3WORDS ///gymnasium.renders.nerves