A highly attractive, substantial Grade II listed 6/7 bedroom farmhouse, a range of traditional and modern barns, 3-bedroom cottage in need of renovation and orchard located in a private yet accessible setting. Occupying a peaceful and sheltered position on the southern edge of Launceston surrounded by farmland, 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. In all extending to 6.75 acres. HISTORY The earliest record of Hurdon goes back to the reign of Edward 1 and connects it to the nearby, and then relatively newly constructed, Launceston Castle – when there is record in 1284 of Robert de Hurdyn being contracted to remain in and defend the castle at the expense of the lord along with his “Iron Helmet and Danish Hatchet”. By 1350 there is reference to The Manor of Hurdyn and it remained as a manor farm with fishing rights and a mill, steadily growing in acreage over the following centuries. The farm has been carefully managed and tended by three generations of the same family for the past 130 years, including the relatively recent diversification into farmhouse Bed & Breakfast, a successful enterprise that had a dedicated following of visitors who returned year after year to spend summers at the idyllic working farm, including Mary Berry who visited regularly with her young family in the 1980s. PROPERTY The principal Grade II listed farmhouse extends to approximately 3,825 sq ft and offers six/seven bedrooms, any 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 multigenerational 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. A historic orchard, extending to 2.30 acres that would benefit from reinvigoration, lies to the rear of the farmhouse and offers opportunity for further integration into the residential setting by selective removal of various pole barns and sheds. Additional land is available by negotiation. 130.45 acres of farmland and woodland, along with two further cottages are being advertised and are available as part of a larger farm sale. 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. METHOD OF SALE Offered for sale by private treaty. TENURE & 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 Heating - Oil and Solid Fuel. Water - Mains. Electricity - Mains. Drainage - Private, shared between the Farmhouse and Cottage. Mobile Coverage - Most networks provide good signal outdoors, some networks provide good or variable indoors (see Ofcom website for more information). Broadband - Standard and Ultrafast available (see Ofcom website for more information). WAYLEAVES EASEMENTS & RIGHTS OF WAY Appropriate easements will be granted to allow for the use and maintenance of water supply pipes serving properties if the farmhouse is sold separately to the land. The seller will reserve a general right to lay, connect into and use services that run over the property, for the benefit any retained land. SPORTING TIMBER & MINERAL RIGHTS Sporting and Timber rights are included. Mineral rights are excluded. EPC RATINGS Hurdon Farmhouse - Band E. Hurdon Farm Cottage - Band G. 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