Cornwall


<h2 class="wp-block-heading" id="h-why-nbsp">WHY?&nbsp;</h2>



<p>The coastal 17th century fishing villages of Cawsand and Kingsand sit on Cornwall’s south-eastern Rame peninsula, often described as the forgotten corner of the Duchy. Once renowned for smuggling, the whitewashed and pastel coloured buildings and cobbled streets with sheltered bays and calm waters are reminiscent of St Ives or Dartmouth – but quieter. The proximity to the historic dockyard city of Plymouth make the villages a great location for those who want access to the bright lights of the city, or the grammar schools, but yearn for Cornish life.</p>



<h2 class="wp-block-heading" id="h-eat">EAT</h2>



<figure class="wp-block-image"><img decoding="async" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXcsZkpffug_VR3nU-vA7IZfbjjcBx9RqU8VzA0wyLS8-8N4oFCVDg9d2PRnJndZsurykGmwUa1JkCJak7-J2EZqPg9_M78X-tvZPAjyy-GrHBvzpiOxKiGxBPpe_ezsUMRzBiTw49OOVKCxmqyJcHu-_Ybv?key=AN_swwiWKvORXveysHzEcQ" alt="Garrison-Gallery-Cocktails" /><figcaption class="wp-element-caption">The Garrison Gallery</figcaption></figure>



<p>Kingsand and Cawsand are spoilt for choice for pubs; The Cross Keys is recently reopened and interior designed by Kate from The Stores, and does brilliant food. <a href="http://devonportinn.com/" target="_blank" rel="noreferrer noopener">The Devonport Inn</a> is a ‘proper’ low-ceilinged pub that the locals love, with jolly bunting and a prime location by one of the popular pebble beaches &#8211; they were finalists in this year’s Muddy Awards for Best Destination Pub. The Rising Sun is a more traditional, good proper drinking spot up towards the top of the village, and <a href="https://www.halfwayinnkingsand.co.uk/" target="_blank" rel="noreferrer noopener">The Halfway House</a> marks the point between the two villages.</p>



<p>In Cawsand, <a href="https://www.theoldbakery-cawsand.co.uk/" target="_blank" rel="noreferrer noopener">The Old Bakery</a> – run by Chris &amp; Liz – offers great sourdough bread (even a chocolate sourdough!) and great lunches and snacks, as well as takeaway pizza nights. They also run regular sourdough baking courses. Nearby <a href="https://www.makerheights.org.uk/community-canteen-maker-heights" target="_blank" rel="noreferrer noopener">The Canteen</a> from ex-River Cottage chef Nick serves up amazing breakfasts and roasts and <a href="https://www.instagram.com/garrisongallery/" target="_blank" rel="noreferrer noopener">The Garrison Gallery</a> cocktail bar was a finalist in the Muddy Awards in 2023.</p>



<p>Locals also rate <a href="https://www.facebook.com/p/The-Elephant-Port-Eliot-61556643541911/" target="_blank" rel="noreferrer noopener">The Elephant Bar</a> and the Stableyard at Port Eliot – the bar is gorgeous with epic cocktails, hosting regular pop-up feast nights and even a singles night.&nbsp; There’s also a pottery and an antiques dealer there now and it’s all abuzz thanks to it being the café location in set-jetting Beyond Paradise. Over at Whitsand Bay, find year-round warmth at the Cliff Top Café, another locals favourite.</p>



<h2 class="wp-block-heading" id="h-shop">SHOP</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1440" height="1800" src="https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n.jpg" alt="The Stores Cornwall hand holding up a cake" class="wp-image-34990" srcset="https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n.jpg 1440w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n-640x800.jpg 640w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n-800x1000.jpg 800w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n-768x960.jpg 768w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2024/09/453029909_18004948583623399_4256542632778041678_n-1229x1536.jpg 1229w" sizes="(max-width: 1440px) 100vw, 1440px" /><figcaption class="wp-element-caption">The Stores</figcaption></figure>



<p>Muddy Awards finalist <a href="https://www.instagram.com/thestores_cornwall/" target="_blank" rel="noreferrer noopener">The Stores</a>, a deli/takeaway/food and nice things shop was set up by local Kate Gale in Kingsand, and has become the go-to place for wines, beers, cheeses, Heyl Bakery sourdough and pastries (brought over by bike and boat from Plymouth) and interiors and home accessories. They also sell the locally-made <a href="https://www.trevethandistillery.com/" target="_blank" rel="noreferrer noopener">Trevethan Gin</a> and host charity cheese and wine pop-ups in the Kingsands Clocktower. Another satellite interiors shop is now open in nearby Millbrook, where you’ll also find <a href="https://thebyregallery.co.uk/" target="_blank" rel="noreferrer noopener">The Byre Gallery</a> / shop. Other than a smattering of local independents, the nearest supermarket is at Torpoint, or Waitrose in Saltash. It’s over to Plymouth for brand-name shopping at Drake Circus and the Armada Shopping Centre, plus more indies at <a href="https://devon.muddystilettos.co.uk/best-places-to-live/devon/royal-william-yard-plymouth-2/" target="_blank" rel="noreferrer noopener">Royal William Yard</a> &#8211; including a new branch of Muddy Award winning womenswear boutique, <a href="https://www.pebbleboutique.co.uk/" target="_blank" rel="noreferrer noopener">Pebble</a>.</p>



<h2 class="wp-block-heading" id="h-health-amp-wellbeing">HEALTH &amp; WELLBEING</h2>



<p><a href="https://motts-sauna.com/" target="_blank" rel="noreferrer noopener">Motts wood-fired saunas</a> can be found nearby at Mount Edgecombe. The south west coast path goes through the villages and the walk from the village to Rame Head and back round is just glorious.&nbsp;Sea swimmers enjoy the calmer waters, and in September there is a <a href="https://helmtickets.com/events/8838/cawsand-swim-september-2024" target="_blank" rel="noreferrer noopener">fundraising swim</a>, setting off from the beach at Cawsand, swimming along to Kingsand and the Mermaid Buoy, and back &#8211; raising money for the Chestnut Appeal for Men&#8217;s Health.</p>



<h2 class="wp-block-heading" id="h-community">COMMUNITY</h2>



<p><a href="https://www.facebook.com/MakerRameCommunityHall/events/" target="_blank" rel="noreferrer noopener">Rame Community Hall </a>is well known for its excellent cultural programme, playing to sold out crowds. Claire Wallerstein runs Cornwall Climate Care from her home in the village – driving creative pop-ups and filmmaking.</p>



<h2 class="wp-block-heading" id="h-nearby-attractions">NEARBY ATTRACTIONS</h2>



<figure class="wp-block-image"><img decoding="async" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXeOb9DAM7BxcKTnIwlhz-2LrvQWHONW3xmPemj7qjw7gz7W5E5MlJ6D1l6GJHCyavWmpVBVRmMddjKTocYOvnQ8NA1XF9P8dyL1aMqw3whmUUXtJHI93Ch8GxxpDPeEKaGNF-7Da1zxr3z3Ksl_sYMbok7f?key=AN_swwiWKvORXveysHzEcQ" alt="rame head cornwall uk" /><figcaption class="wp-element-caption">Rame Head</figcaption></figure>



<p>Rame and the Rame Head Heritage Coast is an Area of Outstanding Natural Beauty right on the doorstep and the South West Coast Path loops round the entire Rame peninsula, and past <a href="https://cornwall.muddystilettos.co.uk/little-black-book/directory/polhawn-fort-cornwall/">Polhawn Fort</a>, built in the 1860s to defend Plymouth. Head back along Whitsands Bay for almost Californian views of wide sandy beaches. Go in the opposite direction to Maker with its creative community, and Mount Edgcumbe Country Park beyond, before reaching Cremyll for the ferry to Plymouth. The 8,650-acre estate at Mount Edgcumbe is home to a seaside deer park plus woodland and Grade I-listed gardens, and is free to enter. The National Trust garden at Antony and the hidden gem, Anthony Woodland Gardens are also within a few moments drive.</p>



<p>This area is a paradise for walkers, and quiet for swimmers, kayakers and water sports fans. Or, just sit back and watch the shipping traffic going up and down the Tamar Estuary and Plymouth Sound; from cross-channel ferries and warships to yachts and fishing vessels, kayaks to <a href="https://www.facebook.com/profile.php?id=100066486971026&amp;locale=en_GB" target="_blank" rel="noreferrer noopener">gig rowing boats</a> from the local club, there’s always something interesting to look at. Failing that, wave at Devon!</p>



<p>The historic city of Plymouth is just nine miles away. The docks were largely destroyed during World War Two and there has been considerable redevelopment since, including the rejuvenation of <a href="https://royalwilliamyard.com/" target="_blank" rel="noreferrer noopener">Royal William Yard</a>, now a series of bars, restaurants, galleries and a marina. Plymouth is also home to the <a href="https://www.national-aquarium.co.uk/" target="_blank" rel="noreferrer noopener">National Marine Aquarium</a>, a favourite with kids everywhere.</p>



<h2 class="wp-block-heading" id="h-culture">CULTURE</h2>



<p>Head to the Patchwork Studios for spoken word nights and weekend bands and DJs, and <a href="https://www.oldshipcawsand.org.uk/" target="_blank" rel="noreferrer noopener">The Old Ship Cawsand</a> is a developing local community space, providing cafés, pop-up feasts, singing nights and all kinds of creativity. Sadly the <a href="https://www.porteliot.co.uk/events/" target="_blank" rel="noreferrer noopener">Port Eliot</a> Festival at St Germans has closed its doors, but other events are still on, including antiques fairs and over the August bank holiday, Tunes in the Park. Head to <a href="https://www.stgermanspriory.org/" target="_blank" rel="noreferrer noopener">St German&#8217;s Priory</a> for concerts </p>



<h2 class="wp-block-heading" id="h-average-house-prices-nbsp">AVERAGE HOUSE PRICES&nbsp;</h2>



<p>Properties in Cawsand had an overall average price of £537,269 over the last year. The majority of sales in Cawsand were terraced, selling for £574,312, with detached properties fetching a much higher £702,500. This was slightly down on the year before, but still marginally higher than the previous peak of 2022.</p>



<h2 class="wp-block-heading">HOT PROPERTY</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1024" height="683" src="https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2025/08/Vine-Cottage-Cawsand-Kingsand.jpeg" alt="This 3-bed detached cottage is on the market for £900k. Cawsand and Kingsand Cornwall" class="wp-image-38057" srcset="https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2025/08/Vine-Cottage-Cawsand-Kingsand.jpeg 1024w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2025/08/Vine-Cottage-Cawsand-Kingsand-800x534.jpeg 800w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2025/08/Vine-Cottage-Cawsand-Kingsand-1000x667.jpeg 1000w, https://dev.muddystilettos.co.uk/cornwall/wp-content/uploads/sites/9/2025/08/Vine-Cottage-Cawsand-Kingsand-768x512.jpeg 768w" sizes="(max-width: 1024px) 100vw, 1024px" /><figcaption class="wp-element-caption">This 3-bed detached cottage is <a href="https://scottparry.co.uk/property/cawsand-2/">on the market for £900k.</a></figcaption></figure>



<h2 class="wp-block-heading" id="h-nurseries">NURSERIES</h2>



<p>Kingfisher Pre-School in Kingsand is an outdoor learning school for the under 5s, and there’s also a pre-school in Millbrook nearby, both of which feed into the local primaries.</p>



<h2 class="wp-block-heading" id="h-schools-nbsp">SCHOOLS&nbsp;</h2>



<p>There’s the Kingsand-Cawsand primary, <a href="https://www.fourlanesendprimary.co.uk/" target="_blank" rel="noreferrer noopener">Fourlanesend</a>, and another in nearby Millbrook. For secondary, it’s either <a href="https://www.torpoint.cornwall.sch.uk/" target="_blank" rel="noreferrer noopener">Torpoint Community College</a>, or get the bus/ferry/drive round to Plymouth. It might be over the border but state school options include <a href="https://www.phsg.org/" target="_blank" rel="noreferrer noopener">Plymouth High School for Girls</a> and Devonport High School for Boys / Devonport High School for Girls, all selective grammars, or the independents that include <a href="https://www.kingsschool-plymouth.co.uk/" target="_blank" rel="noreferrer noopener">Kings</a> and <a href="https://www.plymouthcollege.com/" target="_blank" rel="noreferrer noopener">Plymouth College</a>.</p>



<h2 class="wp-block-heading" id="h-best-kept-secret-nbsp">BEST KEPT SECRET&nbsp;</h2>



<p>Until 1844 the Devon-Cornwall border ran between the two villages – Kingsand was once Devonian, while Cawsand has always been in Cornwall. More recently, the village provided the picturesque backdrop for the filming of <em>Mr Turner</em>, the story of artist JMW Turner’s life.</p>



<p>Revived 40 years ago, each May Day bank holiday the <a href="https://www.facebook.com/blackprinceflowerboatfestival" target="_blank" rel="noreferrer noopener">Black Prince Flower Boat Festival</a> is held on the Rame Pensinsula. Led by ratings from nearby HMS Raleigh, the parade is a community celebration, where villagers wear red cloaks, sashes, ribbons and flower headdresses, and children carry baskets of flowers or small model boats.</p>



<h2 class="wp-block-heading" id="h-commute">COMMUTE</h2>



<p>Plymouth is just 9 miles away, accessible via the ferry from either Cawsand – 30 mins (Easter until end Oct) or Cremyll – 8 mins (all-year), or via the Torpoint car ferry – 50 mins if you take the longer drive via the Tamar toll bridge. The nearest station is the branch line at St Germans, change at Plymouth for mainline trains to London, which take roughly 4hrs.</p>



<p><em>View the full <a href="https://muddystilettos.co.uk/best-places-to-live">Top 260 Best Places to Live</a>.</em></p>


Cawsand and Kingsand

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