Flat 2 Erin Lodge, Symons Hill, Falmouth, TR11 2SX

Offers In Excess Of £400,000 Leasehold

Simply stunning two-bedroom apartment occupying the whole ground floor of this fine detached Georgian house in a much sought-after location close to harbourside

shops, beaches. Water views, large established walled garden and off-road parking for

two large cars. Stylishly restored and well-loved by the current owners: an inspection

highly recommended!

THE LOCATION Symons Hill lies beside the town's harbour fronting roads at Greenbank and Stratton

Terrace, one of Falmouth's most sought after addresses where so much of what delights about

Falmouth is on one's doorstep. It is a fabulous and uplifting spot a few feet from the water's edge and a few minutes stroll into town. The adjacent Greenbank Hotel and Royal Cornwall Yacht Club are one's

'locals' whilst, on the High Street are individual shops and restaurants and the excellent Star & Garter

Gastro Pub. Falmouth's Marina is a leisurely fifteen minutes' walk away.

The town itself also has a brilliant and diverse selection of restaurants and an eclectic mixture of

shops, which include national chains, together with quality galleries showcasing local talent.

Falmouth's seafront, on the town's southern side, is about a mile away, with sandy beaches, Henry

VIII's Pendennis Castle and access to incredible walks and scenery along the South West Coastal Path. Nearby train stations (Falmouth Town and Penmere Halt) provide a convenient link to the mainline at

Truro for Exeter and London, Paddington. Falmouth Docks are a major contributor to the town's economy and along with Falmouth University

and Falmouth Marine School, ensure an all year round and vibrant community. There are five primary

schools and one secondary school in the town and highly regarded independent preparatory and

senior schools in Truro. Falmouth boasts the third largest natural harbour in the world and is renowned for its maritime

facilities which offer some of the best boating and sailing opportunities in the country; little wonder the town is consistently ranked as one of the top five places to live in the UK.

REF NO. 11226

• Grade two listed

• Ground floor apartment

• Very well presented

• Two bedrooms

• Extensive cellars

• Water views

• Large landscaped garden

• Off-road parking

THE PROPERTY Such an elegant looking property, full of history and splendour. Built in the same year as King George the 4th was crowned and also the year that witnessed the death of Napoleon

Bonaparte (1821). So many original features remain and careful consideration was given as to how the

house was divided (we think in 1978). Our vendor has been in residence since 2014 and a growing

family dictates the need to sell. Since buying the property they have embarked on a series of works

that have considerably improved the property whilst under their stewardship.

As a whole, this elegant property would have been one of Falmouth's finest homes, now comprising

just two apartments. Apartment 2 occupies the whole ground floor and extensive cellars and has an entrance on both Penwerris Terrace and Symonds Hill where high gates open to a large walled garden

and generous parking for two vehicles, and Penwerris Terrace. The interior has been modernised and

updated to reflect the period elegance that a property of this standing demands. Beautifully decorated

and much loved. Window shutters, sash windows (recently restored), cornicing and decorative

moulding are all on show and bring so much charm and quality. The living area has a sitting room with

archway through to the dining room that in turn leads to the modern kitchen. To the other side of the property is the bathroom and two generously proportioned bedrooms, the superb master having a

cast iron open fireplace.

An added bonus and accessed via stairs from the apartment, is a huge and adaptable cellar that is

currently a series of store rooms and workshop but with some imagination, could be much more maybe a gym? Or games room? Or great space to work from home? The total floor space including the

cellar is in excess of 1,600 square feet (larger than most three-bedroom houses).

ACCOMMODATION IN DETAIL (ALL MEASUREMENTS ARE APPROXIMATE)

From the gated and screened side pedestrian access, descend some stone steps to a courtyard where

you enter the property via....

PORCH 4' 7" x 3' 10" (1.4m x 1.17m) Half glazed on three sides. Door into.....

ENTRANCE HALL Flagstone floor, living area to the right and bedrooms to the left. Door to cellar.

DINING ROOM 16' 8" x 16' 4" (5.08m x 4.98m) Light room with Sash window to the courtyard and high ceilings, wood panelling and cupboards. Door to kitchen and archway through to.....

SITTING ROOM 16' 8" x 14' 7" (5.08m x 4.44m) Lovely room with many original features, sash bay

window with water views to the harbour. A cosy looking 12KW Chesney Salisbury wood burner was installed by our vendors in 2017 and is complimented by a rather elegant marble mantel piece and

matching hearth.

KITCHEN 10' 1" x 8' 10" (3.07m x 2.69m) Very modern in design with high gloss cream door and

drawer fronted eye and base level units, complimented by a dark worktop. Electric oven with gas

hob and stainless-steel extractor over. Dishwasher and space for white goods. Dark composite sink with swan neck mixer tap under a window looking over the courtyard and onto Flushing in the

distance.

BEDROOM ONE 16' 11" x 16' 10" (5.16m x 5.13m) Almost square and very nicely proportioned. High

ceilings (4 poster bed maybe?), sash window to the front with water views. Cast iron fireplace. (early night on a cold Winters night with the glow of a real fire?).

BEDROOM TWO 10' 3" x 9' 10" (3.12m x 3m) Large enough to accommodate a double bed easily, high

ceilings and sash window. Amazing guest bedroom?

BATHROOM 12' 11" x 7' 3" (3.94m x 2.21m)

Completely renewed by our vendors who obviously have good taste. Very stylish and

plush suite comprising, bath with shower over and glass screen to the side, hand wash

basin in vanity unit, WC. Tissino designer ladder style radiator.

CELLAR 35' x 14' (10.67m x 4.27m) Six feet

high, this room is currently separated into

smaller rooms (the largest being a very useful

workshop), with a little imagination this area

could have many uses, gym? Games room?

Or a very large wine cellar! Gas combination boiler (Ariston, fitted by our vendor in 2014)

supplying hot water on demand and heating

via radiators throughout the property. Door

out to garden.

OUTSIDE The high walled garden has been a labour of love and now boast many colourful and

desirable plants along with a rather nice flowering Cherry Tree. Plenty of lawn for boule and patio

areas to sit and relax after. Water views are quite extensive and not what one might expect from a

town location. Two high gates give vehicular access for two large cars (such a rarity in Falmouth

centre).

[VIEWING DETAILS: Strictly by prior appointment

please with Heather & Lay, 3 Church Street,

Falmouth Telephone: 01326 319767

ARE YOU BUYING TO LET?

Heather and Lay Property Letting is the area’s

leading property management company with a

dedicated team of letting professionals and an

established reputation for letting property

professionally.

Whether you buy through us or not, if you are

thinking of letting and would like advice from one of

our team, join 100’s of satisfied customers and

contact us today - 01326 374850 or penryn@heather-

lay.co.uk – they would be delighted to hear from

you.

DIRECTIONS Follow the A39 through Truro towards Falmouth. At the Treluswell roundabout turn left

following the sign for Penryn on the B3292. Continue along Commercial Road, through the traffic

lights and over Penryn bridge. Continue along the road and at the roundabout keep in the left hand

lane and go straight across taking the harbour fronting approach road to town. Turn right opposite

the Greenbank Hotel, up Symons Hill where Erin Lodge is located on the right hand side identified by a

Heather & lay For Sale board

GENERAL INFORMATION

SERVICES: Mains electricity, gas, water & drainage

COUNCIL TAX: C

TENURE: Leasehold with remainder of 999-year lease from 1978. External

maintenance is shared 50/50 split with the top floor apartment. Buildings insurance

for the previous year was £600 shared equally by the two apartments.

EPC RATING: E

FLOOR PLANS

If asked we will recommend potential buyers use the services of trusted professionals. Should you decide to use the services of the provider you should

know that Heather & Lay or the individual member of staff will not receive a referral fee.

ANTI-MONEY LAUNDERING REGULATIONS - Purchasers It is a legal requirement that

we receive verified identification from all buyers

before a sale can be

instructed. We ask for your cooperation on this matter to

ensure there is no unnecessary delay in agreeing

a sale. We will inform you of

the process once your offer

has been accepted. PROOF OF FINANCE -

Purchasers Before agreeing a sale, we will

require proof of your financial

ability to purchase. Again, we ask for your cooperation on

this matter to avoid any unnecessary delays in

agreeing a sale and we will

inform you of what we require prior to agreeing a sale.