About this property

Once-in-a-Lifetime waterside jewel. A quintessential family home perfectly situated in its plot in a slightly elevated position within approximately half an acre of mature gardens in one of South Devon's most sought-after estuary locations with outstanding estuary views over the deep water pool, waterfront and slipway. Detached one-bedroom Toll House cottage adds further charm providing ancillary accommodation or a letting income.

Situation
The twin villages of Newton Ferrers and Noss Mayo, which lie in the South Hams Area of Outstanding Natural Beauty, border the Yealm Estuary and form a yachting haven. There are two churches, a supermarket, post office, three pubs, café, pharmacy, active yacht club and a primary school.
Many spectacular countryside, woodland and clifftop walks are to be found around the villages, including along the South West Coast Path and the National Trust owned coastline. More comprehensive amenities are available in nearby Yealmpton, Modbury, Ivybridge and Plymouth.
The historic and vibrant city of Plymouth is within easy commuting distance, where there is a large university with a number of world class faculties and both medical and dental schools. The outstanding Theatre Royal has a national reputation. A regular train service to both London and the north is accessible from Plymouth or Totnes, and car ferries connect Plymouth to Roscoff in Brittany and Santander in Northern Spain.

Description
Responding intuitively to the uniqueness of the setting and the tranquillity of the waterside location, Passage House and The Toll House overlook the world class river and sea views of the Yealm Estuary with its waterside village and yachting haven.

Nestled in their own, well-tended, verdant gardens a sense of calm descends - and it is easy to believe that time has stood still in this picturesque waterfront hamlet on the outskirts of the popular coastal twin villages of Newton Ferrers and Noss Mayo, in Devon's resplendent South Hams region. A sense of mystic and magic hangs in the air.

This quiet location is approached via the riverside road through Passage Woods, running above and alongside the Yealm estuary, past Fordhill Plantation into Ferry Wood. It was the clear, natural spring water that initiated the three properties being built overlooking the deep water harbour of the River Yealm circa 1840, as fishermen's cottages. Passage House has not been on the market since 1967 and the Toll House - thought originally to have been a boat house, store or workshop - was converted in 1987 to ancillary accommodation to the main house.

Passage House enjoys an elevated position which optimises the far-reaching water views out over the Pool, across to the Wembury coastline and up towards the Yealm Estuary. A useful downstairs shower/boot room makes things easy for return home trips from the foreshore and beach, with sandy children and dogs easily tidied up before entering the spacious kitchen/breakfast room - with its magnificent outlook over the sheltered waters of the Yealm. The spacious inframe kitchen is flooded with natural light from the sky lights and window overlooking the rear garden, with generous wall and under counter units, well designed for those that like to cook. These units continue into the utility off of the kitchen area and lead into the hallway at the bottom of the stairs, by the useful store cupboard, ideal for recycling and storage. Arranged in an open-plan layout the main reception room is currently combined as a home office at one end. The log burner and original matching inset glass fronted wall cupboards add character and focal points to the seating area of this generously proportioned room. Deep window sills and Georgian style paned windows frame the front door, which opens out onto the front terrace overlooking the harbour.
Upstairs off the light filled split landing are three dual aspect double bedrooms and an adaptable single bedroom; the good sized family bathroom overlooks the rear garden. The attic space is part boarded.

The Toll House has operated as a highly successful holiday let in recent years and it offers charming ancillary accommodation to the main house, with entrance hallways either end of this characterful, high ceiling stone built former boat store, converted in 1987 into a well presented one bedroom residence with wonderful views across the water to Newton Ferrers and up the River Yealm. This single storey building has a natural flow between living, dining and kitchen areas, with a double bedroom and separate shower room making it ideal for multigenerational living or letting potential.

Outside Space
Extending to just under an acre, the gardens blend harmoniously with the natural backdrop of the surrounding landscape and abundant profusion of wild flowers, fruit trees, raised vegetable and fruit beds, clear running stream, glass house in the Toll House's lawned garden. Excellent workshops with glorious views, an open garage with lean to for housing a car, bikes, kayaks or an additional small car gather around the parking at the top of the driveway. Paved and lawned terraces provide various spots to eat outside and take in the ever-changing panoramic water views across the estuary.
A raised decked area above the slipway and quay accessed in front of the house by crossing a small pathway - part of the South West Coast Path - is a delightful leisure space offering great opportunities for all things seafaring. There is a public right of way across this slipway to the beach.

Passage House and Toll House combine together and offer an idyllic waterside "Swallows and Amazons" lifestyle bordered by land owned by the National Trust and close to excellent woodland walks, local beaches, coves and river inlets. Beyond the haven of this enchanting home which is filled with a myriad of sounds from the water lapping on the foreshore, the cascading stream bounding the garden and the sound of the sea a world of sandy beaches and endless coastal paths await you.

Property Information
Services:
Passage House - Electricity, oil fired central heating, private water and drainage.
Toll House - Electric night storage heaters, private water and drainage
Local Authority: South Hams District Council, Follaton House, Plymouth Road, Totnes, Devon TQ9 5NE.
Tel: 01803 861234.
EPC Rating: Band E
Council Tax: Band F

Fixtures and Fittings: All items in the written text of these particulars are included in the sale. All others are expressly excluded regardless of inclusion in any photographs. Purchasers must satisfy themselves that any equipment included in the sale of the property is in satisfactory order.

Tenure: Freehold

Postcode: PL8 1EU

Directions
Postcode: PL8 1EU
Directions: From the A379 in Yealmpton, take the B3186 to Newton Ferrers. Passing Marchand Petits office on the right at The Green, take the left fork signposted Noss Mayo and Bridgend. Continue down the hill, around the sharp bend at the head of the creek, stay on this road up in to Noss Mayo. Turn right at the Church, continue down the hill and around the bend towards the creek and village centre. Keeping the public car parking area at Noss Hard on your right continue into Passage Road, behind The Ship Inn and alongside the river into Passage Woods, continue around past Wide Slip and where the road forks (past the parking spaces on the left), take the lower right-hand road. Continue on this road, drive over the cattle grid and into Passage House driveway, with parking in front of Passage House and behind Toll House.

Viewing: Strictly by appointment with the sole agents, Marchand Petit, Newton Ferrers Office, Tel: 01752 873311

Mileage
Mileages
A38 9 miles • Exeter 43 miles • Plymouth 12 miles
(Distances are approximate)