Bickland Water Road, Falmouth, Cornwall, TR11 4FH

Number 3 is a well-presented, low-maintenance bungalow within a small, select retirement community of nine bungalows and two apartments, completed in 2013/14 in the grounds of Roscarrack House. Designed for easy access throughout, it offers a private patio looking out over the neatly kept shared gardens and makes a calm, convenient base for anyone wanting simpler living close to Swanpool Beach and the coast. Purpose-built over-65s bungalow developments remain uncommon in the Falmouth area, adding to the appeal of this well-located home.

Double glazing throughout is UPVC, and warmth is provided by gas central heating with underfloor heating throughout. The layout includes a roomy lounge leading into a fitted kitchen/diner with French doors to the patio, a principal bedroom with its own bathroom, a second bedroom, a generous wet room with built-in utility cupboard, and a handy boot room.

Location Roscarrack Gardens lies on the quieter western side of Falmouth, off Bickland Water Road, with a regular bus stop nearby offering a frequent service into Falmouth town centre. Everyday shopping and services are available in nearby Boslowick, while Falmouth town centre, the harbourside and Swanpool Beach are a short distance away. The setting offers a tranquil outlook with straightforward access to the town’s shops, cafés and coastal paths. Accommodation

Entrance Hall Reached through the front door, with thermostat-controlled underfloor heating, a loft hatch and doors to every room.

Boot Room Off the hall, with its own external door. It holds the wall-mounted Worcester gas boiler above a white storage cupboard, together with the underfloor heating controls.

Lounge A generous room with soft neutral decoration and a double-glazed window. The focal point is a fireplace with a matching hearth and fitted fire. There are TV and telephone points, a thermostat, and a door to the kitchen/diner.

Kitchen/Diner A well-fitted kitchen with cream wall and base units beneath dark worktops, finished with a black-and-white tiled splashback. There is a double-glazed window to the rear. Fittings include a one-and-a-half bowl stainless steel sink with mixer tap, a Neff induction hob under a matching stainless steel extractor, a Neff double oven, a fridge-freezer and a dishwasher. Recessed spotlights light the room, and the floor is tiled. The dining end has thermostat-controlled underfloor heating and French doors to the private patio.

Principal Bedroom A double room with a double-glazed window to the rear, mirrored sliding wardrobes built in, underfloor heating and a TV point. A door leads to the en-suite.

En-suite Bathroom A panelled bath with shower above, a basin set in a vanity unit and a low-level WC. There is also a heated towel rail, a tiled floor and a double-glazed window.

Second Bedroom A second double room with a double-glazed window to the front, a built-in wardrobe, underfloor heating and a TV point.

Wet Room Spacious and modern, with a walk-in shower behind a glass screen, a white pedestal basin with mixer tap and mirror, and a low-level WC. A thermostat control. Inside the room is a utility cupboard with a white worktop, open shelves and appliance plumbing.

Outside A brick-paved private drive provides off-road parking, set before communal lawns and planted borders. At the back, a private paved patio leads from the kitchen/diner and looks over the shared lawns and gardens, framed by mature trees and hedging.

Agent’s Notes • Council Tax Band C. • The development is for residents aged 65 or over. • The sale is chain-free. • Small pets may be kept with the landlord’s consent. • On sale or transfer, the landlord charges an assignment fee of 1% of the sale price.

Tenure and Charges Tenure: Leasehold. The lease runs for 999 years from 6 June 2013, which leaves roughly 985 years remaining.

Service charge: £1,292.27 for 2025, split equally between all owners and paid in advance against a budget set by the managing agents. It pays for:

• The grounds and approach: gardens, pathways and driveway

• The buildings: buildings insurance, public liability cover, and exterior window, fascia and gutter cleaning

• Shared costs: communal utilities

• Future works: a reserve fund for exterior and communal redecoration

• Management: managing agents’ fees, plus the landlord’s reasonable legal and accountancy costs

Ground rent: £200 per year, payable each 1 January. This is fixed until June 2038, then increases by £25 at each 25-year review (£225, then £250, and continuing to rise by £25 thereafter).

Transfer fee: On sale, the landlord charges an assignment fee of 1% of the sale price