3 The Pattern Shop, Perran Foundry, Truro, TR3 7JR

A beautifully presented three storey house set on this historical development, arranged over three floors and finished to a very high standard with underfloor heating to the ground floor, 'Roca' sanitary ware and solid oak doors throughout.

Comprising four bedrooms, bathroom, shower room, ground floor cloakroom, office, beautiful lounge/diner and a galleried kitchen.

From the lounge/diner you can walk out onto a full width balcony and there is a communal garden to the rear and there are also two Juliet balconies to the bedrooms on the upper level.

To the outside there is a parking space and an additional space to the rear in the car park.

Located beside the River Kennal in Perranarworthal, equidistant between Truro and Falmouth, this beautiful development is steeped in history.

Having been owned by the Fox family in the 1700's, who manufactured a range of mining implements and steam engines, the site was once an important industrial site and has been lovingly and carefully restored.

There is a popular Public House close by and the Bissoe Trail that is popular with cyclists and dog walkers alike.

The City of Truro has a good range of main and individual shops, banks and restaurants and a mainline railway that connects further down through Cornwall and up to London Paddington.

The thriving villages of Mylor Bridge and Perranwell Station are also close by and the beautiful coastline town of Falmouth is just over five miles away.

Accommodation Comprises Double glazed entrance door opening to:- Entrance Hall Slate flagstone flooring. Underfloor heating. Stairs with oak banister rising to first floor.

Solid oak doors off to:- Office (10' 3'' x 8' 2'' (3.12m x 2.49m) maximum measurements) Double glazed window. Spotlighting. Cupboard housing boiler with shelved storage. TV entertainment panel.

Cloakroom 'Roca' sanitary ware with concealed cistern WC, pedestal wash hand basin with tiled splash back and mirror over. Extractor fan. Heated towel rail.

Utility/Storage Room (19' 0'' x 9' 2'' (5.79m x 2.79m)) A generous and useful storage space. Light and electric. Space for tumble dryer. First Floor Landing Radiator. Spotlighting.

Steps to second floor landing. Doors off to:- Lounge/Diner (20' 0'' x 10' 1'' (6.09m x 3.07m) maximum measurements) Solid oak flooring.

Two sets of double doors opening to the full width balcony with steps that lead down to the enclosed communal garden. Two radiators. Spotlighting. Video entry screen. TV entertainment panel.

Steps leading up to:- Balcony (21' 1'' x 7' 9'' (6.42m x 2.36m) maximum measurements) Steps down to communal garden.

Kitchen (13' 5'' x 10' 4'' (4.09m x 3.15m) maximum measurements) A generous space with two double glazed windows and a range of soft close wall and floor mounted white gloss units with Corian work top over with sink and drainer.

Fitted unit with integrated microwave, integrated electric double oven with gas hob and extractor over plus splash back.

Integrated appliances include fridge/freezer, 'Bosch' washer/dryer and dishwasher. Pantry cupboard and spotlighting. Radiator. Stairs to:- Half Landing Spotlighting. Radiator. Double glazed window.

Doors off to:- Bedroom Three/Snug (12' 9'' x 10' 0'' (3.88m x 3.05m)) Currently used as a snug. Double glazed windows. Radiator. Spotlighting. TV entertainment panel.

Second Floor Landing Feature ceiling. Spotlighting. Two sets of double glazed windows. Solid oak doors off to:- Bathroom Double glazed window.

'Roca' sanitary ware with bath with tiled surround, walk-in shower cubicle housing a rain shower attachment, concealed cistern WC, 'Roca' pedestal wash hand basin with mirrored cabinet with sensor lighting over and shaver socket to the side.

Heated towel rail. Ceramic floor tiles. Spotlighting. Bedroom Two (10' 10'' x 10' 3'' (3.30m x 3.12m) plus door recess) Two sets of double glazed windows to the rear with fitted Roman blinds.

Radiator. Half Landing Solid oak doors off to:- Bedroom One (12' 11'' x 10' 0'' (3.93m x 3.05m)) Feature curved ceiling. Spotlighting. Doors open to a Juliet balcony. Vertical feature radiator.

Shower Room 'Roca' sanitary ware with shower cubicle housing an electric shower, low level WC, pedestal wash hand basin, mirrored cabinet over with sensor lighting and shaver socket.

Heated towel rail. Extractor fan. Bedroom Four (8' 9'' x 8' 5'' (2.66m x 2.56m)) Fitted wardrobes to one wall (currently used as a dressing room). Double glazed doors opening to Juliet balcony.

Radiator. Spotlighting. Outside Front Allocated parking space to the front, range of mature shrubs. Intercom. Courtesy outside lighting. Parking space. There are also some visitor spaces available.

Outside Rear To the outside there is a communal lawn running along the rear of the properties, accessed from steps from the full width balcony. Parking space.

Services Mains water, mains drainage, mains electric and mains gas. Agent's Notes Please be advised that the property's Council Tax Band is band 'E'.

Leasehold Information The house has a 999 year lease commencing 1st January 2012 and the current service/maintenance charge is £2144.87 per annum to include gardening, outside cleaning, refuse rental, repairs, pest control, flood gate maintenance, window cleaning, accountancy and external redecoration.

Buildings insurance is currently £740.33 per annum. Directions Following the A39, heading to Truro from Falmouth, Perran Foundry can be found on right hand side just before Norway Inn on the left.