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3 bed Barn Conversion in Crossgate St. Giles-on-the-Heath, Launceston, PL15 9SX £495,000



Property Ref: 6702
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Property Ref: 6702 ...

NO CHAIN. An extremely characterful barn conversion with double height sitting room, large dining room, conservatory and detached office/studio near Launceston and the A30. Steeped in local history the barn has a wealth of exposed beams, stone and brickwork, a Mediterranean style courtyard and a delightful garden.

SITUATION AND DESCRIPTION: The Old Barn is located in a peaceful rural hamlet, yet only 5 minutes from the ancient town of Launceston with all it’s amenities. Surrounded by beautiful local walks and with the River Tamar on it’s doorstep (but not on the flood plain) this idyllic location is the perfect country retreat. Formerly a storage barn for the Bude canal this property is a very sympathetic conversion and great care was taken to retain the original integrity of the building. There is double glazing throughout and oil fired central heating with new boiler fitted in 2019.

Entrance hall with double glazed door and quarry tiled floor leading to a large beamed dining room (4.9m x 4.25m) and kitchen. There is a coat cupboard inside the front door and shoe storage under the stairs. The dining room features a deep recessed window overlooking the private courtyard and pond. All the beams are natural and oversized to take the weight of the goods that were stored above in the days of the Bude canal. Stairs to the first floor are opposite the front door.

Kitchen (5.1m x 3.65m). Bespoke fitted kitchen units with an Economy 7 Aga range in navy blue and integrated appliances including a dishwasher, washing machine, tumble dryer, American fridge freezer, oven and hob. There is plenty of cupboard storage and large wooden work surfaces incorporating an inset sink and drainer. The kitchen has 5 deep recessed windows, exposed beams and plenty of electrical sockets. In the centre of the room there is room for a kitchen table which seats 6.

Downstairs bedroom (4.86m x 2.62m). Accessed off the dining room is a double bedroom, again with large exposed beams and deep recessed window. There is also a shower room with concealed cistern toilet and modern basin on this level.

Turning left at the top of the stairs is the real feature of this property! A large formal sitting room (6.9m x 5.2m) with beamed vaulted ceiling and pitch pine floors. This room benefits from large windows that enable plenty of natural light to flood the room at all times of the day and from which you have beautiful views over to the River Tamar and the hills beyond. There are feature alcoves with slate sills in the walls - perfect for displaying your treasured items.
The walls are exposed brick and stone and there is a wood burning stove on a quarry tile hearth in the corner of the room. This generous reception room leads into a large double glazed conservatory with wall mounted radiator to enable the occupants to enjoy the room year round. The back garden can be accessed from the conservatory as well as through an arch in the stone wall of the courtyard. It is very unusual for the garden to be accessible from both levels of a house!

Accessed via a spiral staircase from the back corner of the sitting room is the mezzanine floor double bedroom (5.3m x 3.1m) with exposed brick and stone walls. At the base of the spiral staircase is a large useful storage cupboard.

Turning right at the top of the stairs is another double bedroom (3.65m x 2.6m) with en-suite bathroom (2.85m x 2.45m) including a spa bath and linen storage cupboards. Both these rooms have exposed stone walls and sloping beamed ceilings.

Located within the walled courtyard garden is a really useful stone built, detached, centrally heated room (4.5m x 4.3m) which lends itself to many uses such as an office, artists studio or even occasional 4th bedroom. There is a full width 1.2m deep storage mezzanine/shelf along the rear of the room.

In front of the property is parking for 3 cars with double black timber gates leading into the beautiful courtyard which has a feature pond and waterfall. The courtyard has plenty of room for outside dining and entertaining, stone built log stores and the main doors of the house and the studio/office lead off this area. It is totally private and provides a lovely peaceful environment to relax and garden in. A stone chipped pathway leads through an arch in the wall to the rear gardens. The rear gardens are arranged over several levels with the majority being laid to lawn with mature flower beds. A path from the lower level gardens leads up to a raised sun terrace which offers some commanding views over the surrounding countryside and makes for a further space to entertain guests outside, whilst giving direct access to the conservatory and sitting room. At the end of the garden is a wooden shed.

TENURE: Freehold Council Tax Band: E

SERVICES: Electricity with Economy 7, Water, Private Drainage, Satellite Dish, Oil Fired Central Heating (with new boiler in 2019) and Wood Burning Stove.

DIRECTIONS: Leave Launceston on the A388 in the direction of Holsworthy. After passing Homeleigh Garden Centre on the right, take the first turning on the left signposted Werrington & Bridgetown. Continue straight along this road, ignoring the left hand turn to Ladycross, until you reach the hamlet of Crossgate. The property can be found on the left and has big double black gates.

Launceston is situated close to the north Cornish coast and is very convenient to the beaches at Bude and Widemouth Bay as well as the Cornish countryside, Bodmin Moor and Dartmoor. The surrounding area offers leisure facilities for all including two golf courses, horse riding and nearby Roadford Lake where visitors can fish for trout, sail, windsurf, cycle, row, kayak and camp.

Launceston itself is dominated by the ruins of a Norman Castle. Launceston has a busy pedestrianised shopping square with plenty of facilities including a butcher with stunning quality meat and quirky independent shops. On the edge of town there is a Marks and Spencer Food Hall, Tesco, Lidl, Co-op, Argos and Pets at Home. There are plenty of wonderful places to eat out around Launceston, from the the award-wining Launceston Fryer, to the beautiful Jacobean country house Lewtrenchard Manor and the Arundell Arms Hotel at Lifton, where there are also shooting and fishing rights.

We doubt that anyone would be able to find another property with as much character and history in the area so viewings are highly recommended. Viewings can be arranged quickly or at short notice.

  • 3 Bedroom(s)
  • 2 Bathroom(s)
  • 3 Living Room(s)

Address: Crossgate St. Giles-on-the-Heath, Launceston, PL15 9SX.

Guide Price: £495,000

For more details and to book an appointment,  Call our dedicated sales team now.

Disclaimer : is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

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Key Features

Property Details

Property Type: Barn Conversion

Bedroom(s): 3

Bathroom(s): 2

Living Room(s): 3

Address: Crossgate St. Giles-on-the-Heath, Launceston, PL15 9SX


Outstanding Character Detached Barn Conversion

Wealth of Exposed Beams, Stone and Brick

Double Glazed & Conservatory

Detached Studio/Office

Enclosed Courtyard & Garden

Beautiful Views




Outside Space

Rear Garden

Enclosed Garden


Gas Central Heating

Electric Heating

Solid fuel

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