luxury houses for sale Holcombe Rogus, United Kingdom

STEP INSIDE Luxury, comfort and style are the perfect words to describe Downend, and it’s evident from the moment you walk through the door. At the heart of the home lies the beautifully equipped kitchen/dining/family room, featuring a generous relaxed seating area and an original 1930’s fireplace. The stunning kitchen includes a range of Fisher & Paykel integrated appliances, extensive quartz worktops, a walk-in pantry, and exceptional craftsmanship throughout, creating a space where everyone will want to gather. Beyond the kitchen, doors open directly onto the rear gardens, while the adjoining utility room could easily be adapted into a second kitchen to serve Bedroom 6, which benefits from an en-suite shower room and views over the garden. A nearby snug could also be used as a sitting room, creating a self-contained ground-floor living space, ideal for anyone requiring an independent area within the home. The sitting room enjoys views to both the front and rear, featuring an original open fireplace and currently arranged as a cinema room for the whole family to enjoy. From here, doors open into the extensive games/family room, a superb space designed for entertaining. It offers dedicated areas for playing pool, relaxing in the integrated indoor hot tub, or opening the bi-fold doors onto the rear entertaining terrace to take in the stunning views. On the first floor, the principal bedroom is a dedicated retreat designed for relaxation and luxury, featuring a spacious en-suite dressing room and a beautifully fitted walk-in wet room. A private door opens onto the balcony, allowing you to enjoy the wonderful views to their fullest. Bedrooms two and three each have their own en-suite facilities, while bedroom four benefits from the use of the family bathroom, complete with a separate shower enclosure and a roll-top bath positioned to overlook those superb views. The second floor offers an exceptional self-contained suite, ideal for a teenager or guest, with a generous bedroom, en-suite bathroom and an additional room currently used as a private sitting room, absolutely perfect. The Studio at Downmead A Boutique Retreat or the Perfect Annexe, Where Luxury Meets Lifestyle Nestled in a peaceful, private corner of the grounds with far-reaching views over the adjoining countryside, The Studio at Downmead is more than just a boutique-style Airbnb, it’s a beautifully crafted home in its own right. From the moment you arrive, the sense of space and style is clear. A generously proportioned open-plan kitchen, living, and dining room forms the heart of the home, offering a warm and welcoming atmosphere, enhanced by an air source heat pump and underfloor heating for year-round comfort. There are two spacious double bedrooms complimented by two luxurious bathrooms, finished to a high standard. A private decked terrace with hot tub – the ideal spot to relax and take in the tranquil surroundings Every element has been designed with modern living in mind, combining elegant design with practical touches, making The Studio a highly desirable annexe, a luxury retreat, or a permanent home you’ll fall in love with. STEP OUTSIDE Downmead sits well back within its generous plot of around 0.6 acres, perfectly positioned to make the most of the stunning countryside views to the rear, stretching across the Blackdown Hills. The south-facing gardens lie to the front of the property, featuring level lawns bordered by established shrubs, trees and bushes, offering complete privacy and a wonderful sense of seclusion. A sweeping driveway leads to the front of the house and a double garage, while to the side, a pathway leads to The Studio and a further secluded area of garden. To the rear of the main house, where the views are at their best, a large decked terrace whilst an covered outdoor kitchen provides the perfect space for relaxing or entertaining, with doors opening directly from the house to create a seamless indoor–outdoor flow. Hidden discreetly beneath the decking lies a charming nod to the past, a World War II Anderson air raid shelter, now offering useful additional storage. Additional guest parking for The Studio can be found at the top of the garden SELLERS INSIGHT We moved to Downmead nine years ago and we have absolutely loved living here. Now our children are older we are ready to move onto our new adventure and have already started renovating our new house. When we brought the house, it was a children’s home so was in good condition it was just quite basic so we have renovated the whole house from top to bottom. The fireplaces and entrance lobby floor are original to when the house was built and there is even an Anderson shelter in the back gardens under the outside bar. The views from the house are amazing all year round, we will miss them terribly along with the peace and quiet. The house is one of the largest in the village and we benefit greatly from having some of the best schools statistically on our doorstep. The studio is the newest addition built 2 years ago and it perfect for holidays and guest accommodation when our family visits and they never want to leave. It’s time for Downmead to be passed onto its next family to build some new memories. SERVICES/NOTES Mains electricity and water – Mains drainage to Downmead along with oil central heating. The Studio has private drainage along with air source heat pump, underfloor heating and PV panels

STEP INSIDE Luxury, comfort and style are the perfect words to describe Downend, and it’s evident from the moment you walk through the door. At the heart of the home lies the beautifully equipped kitchen/dining/family room, featuring a generous relaxed seating area and an original 1930’s fireplace. The stunning kitchen includes a range of Fisher & Paykel integrated appliances, extensive quartz worktops, a walk-in pantry, and exceptional craftsmanship throughout, creating a space where everyone will want to gather. Beyond the kitchen, doors open directly onto the rear gardens, while the adjoining utility room could easily be adapted into a second kitchen to serve Bedroom 6, which benefits from an en-suite shower room and views over the garden. A nearby snug could also be used as a sitting room, creating a self-contained ground-floor living space, ideal for anyone requiring an independent area within the home. The sitting room enjoys views to both the front and rear, featuring an original open fireplace and currently arranged as a cinema room for the whole family to enjoy. From here, doors open into the extensive games/family room, a superb space designed for entertaining. It offers dedicated areas for playing pool, relaxing in the integrated indoor hot tub, or opening the bi-fold doors onto the rear entertaining terrace to take in the stunning views. On the first floor, the principal bedroom is a dedicated retreat designed for relaxation and luxury, featuring a spacious en-suite dressing room and a beautifully fitted walk-in wet room. A private door opens onto the balcony, allowing you to enjoy the wonderful views to their fullest. Bedrooms two and three each have their own en-suite facilities, while bedroom four benefits from the use of the family bathroom, complete with a separate shower enclosure and a roll-top bath positioned to overlook those superb views. The second floor offers an exceptional self-contained suite, ideal for a teenager or guest, with a generous bedroom, en-suite bathroom and an additional room currently used as a private sitting room, absolutely perfect. The Studio at Downmead A Boutique Retreat or the Perfect Annexe, Where Luxury Meets Lifestyle Nestled in a peaceful, private corner of the grounds with far-reaching views over the adjoining countryside, The Studio at Downmead is more than just a boutique-style Airbnb, it’s a beautifully crafted home in its own right. From the moment you arrive, the sense of space and style is clear. A generously proportioned open-plan kitchen, living, and dining room forms the heart of the home, offering a warm and welcoming atmosphere, enhanced by an air source heat pump and underfloor heating for year-round comfort. There are two spacious double bedrooms complimented by two luxurious bathrooms, finished to a high standard. A private decked terrace with hot tub – the ideal spot to relax and take in the tranquil surroundings Every element has been designed with modern living in mind, combining elegant design with practical touches, making The Studio a highly desirable annexe, a luxury retreat, or a permanent home you’ll fall in love with. STEP OUTSIDE Downmead sits well back within its generous plot of around 0.6 acres, perfectly positioned to make the most of the stunning countryside views to the rear, stretching across the Blackdown Hills. The south-facing gardens lie to the front of the property, featuring level lawns bordered by established shrubs, trees and bushes, offering complete privacy and a wonderful sense of seclusion. A sweeping driveway leads to the front of the house and a double garage, while to the side, a pathway leads to The Studio and a further secluded area of garden. To the rear of the main house, where the views are at their best, a large decked terrace whilst an covered outdoor kitchen provides the perfect space for relaxing or entertaining, with doors opening directly from the house to create a seamless indoor–outdoor flow. Hidden discreetly beneath the decking lies a charming nod to the past, a World War II Anderson air raid shelter, now offering useful additional storage. Additional guest parking for The Studio can be found at the top of the garden SELLERS INSIGHT We moved to Downmead nine years ago and we have absolutely loved living here. Now our children are older we are ready to move onto our new adventure and have already started renovating our new house. When we brought the house, it was a children’s home so was in good condition it was just quite basic so we have renovated the whole house from top to bottom. The fireplaces and entrance lobby floor are original to when the house was built and there is even an Anderson shelter in the back gardens under the outside bar. The views from the house are amazing all year round, we will miss them terribly along with the peace and quiet. The house is one of the largest in the village and we benefit greatly from having some of the best schools statistically on our doorstep. The studio is the newest addition built 2 years ago and it perfect for holidays and guest accommodation when our family visits and they never want to leave. It’s time for Downmead to be passed onto its next family to build some new memories. SERVICES/NOTES Mains electricity and water – Mains drainage to Downmead along with oil central heating. The Studio has private drainage along with air source heat pump, underfloor heating and PV panels

An impressive detached villa with classic Georgian architecture and period features. Set in 1.19 Acres, including a separate Coachman's cottage and mature gardens. This magnificent detached villa with classic Georgian architecture, is a truly exceptional home. Featuring high ceilings, spacious rooms, and a wealth of period charm. The property also benefits from a refurbished 2/3 bedroom Coachman’s cottage. The property offers a perfect blend of grandeur and modern living, all within the convenient reach of Tiverton town centre.  Accommodation: The villa is approached via a private driveway, which leads to a large gravel turning circle at the front of the property.  The lawns extend from the front of the property and wraps around the side of the villa where the exterior is draped in wisteria. The lawns are boarded with mature trees and plants that enhance both privacy and tranquillity.  The sense of space and grandeur is immediately apparent as soon as you enter the property, which the high ceilings and generously sized rooms create.  The front door opens into an entrance vestibule, with an impressively detailed oak doorway welcoming you into the heart of the home. An elegant chandelier is set above a grand and intricate hand carved ornate oak staircase, ascending to the first floor. The main reception room is a light and expansive room with a fireplace as its focal point. Large shuttered windows to the side of the property and a shuttered bay window to the front of the house overlook the grounds.  The formal dining room is exceptionally spacious, featuring elegant French doors that lead directly to a conservatory, enhanced by glazing on either side and windows above. Coupled with a generous bay window, this room is bathed in natural light and offers delightful views. The high-quality and stylish kitchen is beautifully appointed with ample storage and a kitchen island. Further storage can be found in the walk-in pantry, and a utility room provides yet more built-in cupboards and an additional sink. An opening from the kitchen leads through to the orangery. This charming space enjoys views of the side and rear gardens and opens onto a sun terrace via French doors, perfect for alfresco dining. The orangery is equipped with blinds to keep the room cool during the summer months.  An inner lobby provides access to a ground floor W/C and access to the rear courtyard and the Coachman's Cottage. A concealed doorway within the ornate staircase leads to a further staircase which descends to the cellar rooms. The spacious cellar provides an abundance of storage space and benefits from natural light from a window to the rear . There is a boiler room and two further cellar rooms, one of which would be perfect for use as a wine cellar. The first-floor landing features a charming seating area in front of a large window that overlooks the rear courtyard. The villa offers four beautifully proportioned double bedrooms and a single bedroom. Comfort and convenience is ensured with both a bathroom and a separate shower room. A Jack and Jill En-suite bathroom services the master bedroom and can also be access from the landing.   Having recently been subjected to a programme of refurbishment, the coachman’s cottage offers flexible accommodation, or potential rental income. It can be configured as a 2 or 3 bedroomed property, depending on your requirements. There are also numerous outbuildings, a garage and a car port for the Coachman's Cottage. This stunning Georgian villa combines classical elegance with modern living, offering an abundance of space both inside and out. The property’s beautifully landscaped grounds, private location and additional coachman’s cottage make it the perfect family home.   EPC: Exempt Council tax: G Main gas, electricity, water and drainage.   Area Description Southfield Way in Tiverton, Devon, is a residential road located in a semi-rural area characterized by a mix of charming homes, including bungalows and semi-detached houses. The neighbourhood enjoys a tranquil setting near the River Lowman, providing residents with opportunities for outdoor activities such as walking and nature exploration. Conveniently situated, Southfield Way offers easy access to Tiverton's town centre, which offers local shops, cafes, and community amenities. The area is well-connected by road to nearby towns and is surrounded by picturesque Devon countryside, making it an attractive location for families and those seeking a peaceful lifestyle while remaining close to urban conveniences.

Description A charming farmhouse with four additional properties offering a rare and versatile lifestyle opportunity. Perfect for multi-generational living, guest accommodation, or a home-and-income arrangement, the properties sit in close proximity while still affording privacy and independence. A useful arrangement of outbuildings complements the setting, together with a swimming pool and pool house, all within over 7 acres of land featuring landscaped gardens old orchard and two enclosed fields. The whole enjoys stunning views towards Wellington Monument and across the surrounding Blackdown Hills, creating a truly exceptional country retreat. The owners have lovingly maintained and enhanced this Grade II listed farmhouse, with sympathetic improvements that create a harmonious blend of history, practicality and style. Listed consents are already in place for a number of further enhancements, offering an exciting opportunity for the next owners to add their own touches if desired. The farmhouse itself provides four double bedrooms and a wonderful balance of ground floor living space, thoughtfully arranged to make the most of the changing seasons while embracing the beautiful countryside setting of the Blackdown Hills. In addition to the main farmhouse, there are four further properties (including an annexe) arranged around the courtyard, together providing a current gross income of approximately £50,000 per annum. Among these, Budleigh Barn Cottage and Budleigh Farm Studio, both three-bedroom homes, are registered on separate title deeds, offering excellent flexibility for borrowing, investment, or independent ownership. A private heated swimming pool with an attractive pool house, together with a range of versatile agricultural and equestrian outbuildings, ensures that every lifestyle need is catered for. Whether you are seeking a home for a large extended family, wish to generate a healthy income, or simply want to enjoy the space and tranquillity of country living, Budleigh Farm truly offers the best of all worlds. Perfectly situated on the edge of the Blackdown Hills Area of Outstanding Natural Beauty, Budleigh Farm enjoys a peaceful rural setting while remaining highly accessible, just 3.5 miles from Junction 26 of the M5 and 4.5 miles from Taunton. Its location provides an ideal balance of countryside living with excellent educational, travel, and lifestyle opportunities close at hand. Budleigh Farm The main house is a beautiful Grade II listed home that perfectly blends style, character and charm. Its historic fabric is evident throughout, yet the property has been thoughtfully enhanced to meet the needs of modern living. At its heart lies a stunning open-plan kitchen, dining and family room, with a vaulted ceiling, oak-framed doors and windows opening to the gardens and views beyond. The bespoke kitchen is fitted with high-end appliances, making entertaining a pleasure, while a limestone floor with underfloor heating and a woodburner add warmth and comfort. A staircase rises to a mezzanine level, where an enclosed room provides a useful home office/occasional bedroom 5. The winter sitting room, with flagstone flooring and an inglenook fireplace, exudes traditional character, while the elegant drawing room, with oak French doors opening to the gardens, is perfect for entertaining. Completing the ground floor are a useful utility and a cloakroom. On the first floor, the stunning principal suite includes a dedicated bedroom with an oak-framed bay window enjoying views across the gardens towards Wellington Monument. A generous dressing room with excellent storage, a stylish en-suite shower room and a cosy reading area complete this exceptional retreat. Three further double bedrooms, each beautifully appointed with character features such as exposed beams and stone mullion windows, also enjoy lovely outlooks. A well-finished family bathroom serves these rooms, featuring a freestanding bath and a separate shower enclosure. The Cottages The four additional properties at Budleigh Farm provide exceptional flexibility, whether for extended family, guest accommodation, or as a business opportunity through letting or Airbnb. This versatility allows an owner to enjoy the benefits of multi-generational living while also creating valuable income potential. All four properties are currently let on assured shorthold tenancies . The Annexe Attached to the main house, this charming one-bedroom self-contained unit offers privacy and flexibility, ideal for guests, family, or rental use. Grooms Cottage Situated beside the pool house, this thoughtfully arranged one-bedroom studio provides a cosy retreat with easy access to leisure facilities. Budleigh Farm Studio Set within the courtyard, this three-bedroom, up-side down home features an inviting open-plan kitchen, dining, and family area, creating a spacious hub for modern living with great views. Budleigh Barn Cottage Adjoining the Studio, this delightful three-bedroom cottage combines character and practicality and private garden, perfectly suited for extended family or as an income-generating rental The Gardens Land and Outbuildings Set in just over seven acres, Budleigh Farm combines beautifully designed formal gardens with complete privacy. The gardens have been thoughtfully planned to follow the sun throughout the day, all while enjoying the stunning backdrop of the Blackdown Hills, where amazing sunsets are guaranteed. A balance of elegant design and relaxed spaces creates a seamless connection between the gardens and the main living areas of the home. The more time you spend in the gardens the more you become aware of the subtle designs that flow throughout the gardens. The private heated swimming pool enjoys spectacular views towards Wellington Monument and is complemented by a hot tub and a dedicated pool house and home office with a wet room, the perfect place to either host parties or unwind and make the most of the very best weather. Vehicular access through the courtyard, past the cottages and main house, leads directly to the land and outbuildings. Conveniently located close to the house are well-maintained stables for both ponies and horses, along with a secure store/tack room and workshop. Nearby, a turnout yard includes additional field shelters, while a track continues past an orchard to a useful pole barn and further shelter. This area opens onto two enclosed paddocks, together with an additional enclosure featuring a wildlife pond. A double carport is located opposite the farm house and there is an additional garage/workshop in the courtyard. The large field is currently rented to a neighbouring owner who keeps alpacas and has some adjoining land, and we understand they would be happy to continue this arrangement if desired. Sellers Insight Within moments of walking in through the back door, we were hooked, turning to see the first hint of the great views, framed by the Tudor inspired arch…. What is so surprising is that you get no inkling at all as you drive to the house, or from the outside. It’s only when you get to see the other side you get to appreciate the magic of what the elevated position gives. It’s not just a view , it’s a whole landscape…ranging over the Blackdown Hills, the Wellington Monument in the distance, across the end of the valley and west out to glimpses of Exmoor. And such big skies! Both inside and out, we have created spaces where we can sit and enjoy glimpses of the views, landscaping the garden in particular to be able to choose spots to follow the sun, and watch stunning sunsets. And, of course, the view ever changes with the seasons. Plenty of places for calm and quiet working or dreaming, but also great entertaining space. Having family and friends over for barbeques or pizza nights on the deck overlooking the pool, or, on colder nights, all together in the big kitchen for tray-bakes, followed by gathering in cosy rooms around the fires…and on warm summer evenings the big skies turn to dark skies, no light pollution, so plenty of stargazing, competing to find the constellations… Services Shared septic tank for all of the properties Mains water and electricity Oil fired central heating Broadband is currently sourced via Starlink. Directions Using what3words https://w3w.co/chess.tigers.flattered

A charming farmhouse with four additional properties offering a rare and versatile lifestyle opportunity. Perfect for multi-generational living, guest accommodation, or a home-and-income arrangement, the properties sit in close proximity while still affording privacy and independence. A useful arrangement of outbuildings complements the setting, together with a swimming pool and pool house, all within over 7 acres of land featuring landscaped gardens old orchard and two enclosed fields. The whole enjoys stunning views towards Wellington Monument and across the surrounding Blackdown Hills, creating a truly exceptional country retreat. The owners have lovingly maintained and enhanced this Grade II listed farmhouse, with sympathetic improvements that create a harmonious blend of history, practicality and style. Listed consents are already in place for a number of further enhancements, offering an exciting opportunity for the next owners to add their own touches if desired. The farmhouse itself provides four double bedrooms and a wonderful balance of ground floor living space, thoughtfully arranged to make the most of the changing seasons while embracing the beautiful countryside setting of the Blackdown Hills. In addition to the main farmhouse, there are four further properties (including an annexe) arranged around the courtyard, together providing a current gross income of approximately £50,000 per annum. Among these, Budleigh Barn Cottage and Budleigh Farm Studio, both three-bedroom homes, are registered on separate title deeds, offering excellent flexibility for borrowing, investment, or independent ownership. A private heated swimming pool with an attractive pool house, together with a range of versatile agricultural and equestrian outbuildings, ensures that every lifestyle need is catered for. Whether you are seeking a home for a large extended family, wish to generate a healthy income, or simply want to enjoy the space and tranquillity of country living, Budleigh Farm truly offers the best of all worlds. Perfectly situated on the edge of the Blackdown Hills Area of Outstanding Natural Beauty, Budleigh Farm enjoys a peaceful rural setting while remaining highly accessible, just 3.5 miles from Junction 26 of the M5 and 4.5 miles from Taunton. Its location provides an ideal balance of countryside living with excellent educational, travel, and lifestyle opportunities close at hand. Budleigh Farm The main house is a beautiful Grade II listed home that perfectly blends style, character and charm. Its historic fabric is evident throughout, yet the property has been thoughtfully enhanced to meet the needs of modern living. At its heart lies a stunning open-plan kitchen, dining and family room, with a vaulted ceiling, oak-framed doors and windows opening to the gardens and views beyond. The bespoke kitchen is fitted with high-end appliances, making entertaining a pleasure, while a limestone floor with underfloor heating and a woodburner add warmth and comfort. A staircase rises to a mezzanine level, where an enclosed room provides a useful home office/occasional bedroom 5. The winter sitting room, with flagstone flooring and an inglenook fireplace, exudes traditional character, while the elegant drawing room, with oak French doors opening to the gardens, is perfect for entertaining. Completing the ground floor are a useful utility and a cloakroom. On the first floor, the stunning principal suite includes a dedicated bedroom with an oak-framed bay window enjoying views across the gardens towards Wellington Monument. A generous dressing room with excellent storage, a stylish en-suite shower room and a cosy reading area complete this exceptional retreat. Three further double bedrooms, each beautifully appointed with character features such as exposed beams and stone mullion windows, also enjoy lovely outlooks. A well-finished family bathroom serves these rooms, featuring a freestanding bath and a separate shower enclosure. The Cottages The four additional properties at Budleigh Farm provide exceptional flexibility, whether for extended family, guest accommodation, or as a business opportunity through letting or Airbnb. This versatility allows an owner to enjoy the benefits of multi-generational living while also creating valuable income potential. All four properties are currently let on assured shorthold tenancies . The Annexe Attached to the main house, this charming one-bedroom self-contained unit offers privacy and flexibility, ideal for guests, family, or rental use. Grooms Cottage Situated beside the pool house, this thoughtfully arranged one-bedroom studio provides a cosy retreat with easy access to leisure facilities. Budleigh Farm Studio Set within the courtyard, this three-bedroom, up-side down home features an inviting open-plan kitchen, dining, and family area, creating a spacious hub for modern living with great views. Budleigh Barn Cottage Adjoining the Studio, this delightful three-bedroom cottage combines character and practicality and private garden, perfectly suited for extended family or as an income-generating rental The Gardens Land and Outbuildings Set in just over seven acres, Budleigh Farm combines beautifully designed formal gardens with complete privacy. The gardens have been thoughtfully planned to follow the sun throughout the day, all while enjoying the stunning backdrop of the Blackdown Hills, where amazing sunsets are guaranteed. A balance of elegant design and relaxed spaces creates a seamless connection between the gardens and the main living areas of the home. The more time you spend in the gardens the more you become aware of the subtle designs that flow throughout the gardens. The private heated swimming pool enjoys spectacular views towards Wellington Monument and is complemented by a hot tub and a dedicated pool house and home office with a wet room, the perfect place to either host parties or unwind and make the most of the very best weather. Vehicular access through the courtyard, past the cottages and main house, leads directly to the land and outbuildings. Conveniently located close to the house are well-maintained stables for both ponies and horses, along with a secure store/tack room and workshop. Nearby, a turnout yard includes additional field shelters, while a track continues past an orchard to a useful pole barn and further shelter. This area opens onto two enclosed paddocks, together with an additional enclosure featuring a wildlife pond. A double carport is located opposite the farm house and there is an additional garage/workshop in the courtyard. The large field is currently rented to a neighbouring owner who keeps alpacas and has some adjoining land, and we understand they would be happy to continue this arrangement if desired. Sellers Insight Within moments of walking in through the back door, we were hooked, turning to see the first hint of the great views, framed by the Tudor inspired arch…. What is so surprising is that you get no inkling at all as you drive to the house, or from the outside. It’s only when you get to see the other side you get to appreciate the magic of what the elevated position gives. It’s not just a view , it’s a whole landscape…ranging over the Blackdown Hills, the Wellington Monument in the distance, across the end of the valley and west out to glimpses of Exmoor. And such big skies! Both inside and out, we have created spaces where we can sit and enjoy glimpses of the views, landscaping the garden in particular to be able to choose spots to follow the sun, and watch stunning sunsets. And, of course, the view ever changes with the seasons. Plenty of places for calm and quiet working or dreaming, but also great entertaining space. Having family and friends over for barbeques or pizza nights on the deck overlooking the pool, or, on colder nights, all together in the big kitchen for tray-bakes, followed by gathering in cosy rooms around the fires…and on warm summer evenings the big skies turn to dark skies, no light pollution, so plenty of stargazing, competing to find the constellations… Services Shared septic tank for all of the properties Mains water and electricity Oil fired central heating Broadband is currently sourced via Starlink. Directions Using what3words https://w3w.co/chess.tigers.flattered

Ravenswood Lodge is a substantial and highly versatile country home offering flexible accommodation suited to family living, multigenerational use, or income generation. Set within approximately half an acre of established gardens in the heart of the Devon countryside, the property combines privacy, space, and character in a peaceful rural setting. Originally part of the historic Stoodleigh Court estate, the former coach house and stables have been thoughtfully converted into a well-appointed residence. Approached via secure electric gates into a charming walled courtyard, the property enjoys a discreet position. Internally, the accommodation is generous and adaptable, retaining period features while providing modern levels of comfort throughout. Main Accommodation: The stable door opens into the heart of the home, revealing a welcoming and beautifully presented country style kitchen-diner. The generous proportions and high ceilings create a wonderful sense of space, blending traditional charm with modern practicality. The high-quality kitchen features solid wood and granite worktops and is fully equipped with a range of integrated appliances. A central island with a breakfast bar adds both functionality and style, while the Aga enhances the room’s charm and provides a cosy warmth to the spacious layout. Additional highlights include an integrated oven and microwave, a dishwasher, and a sink positioned to overlook the pretty courtyard. The dining area features a charming window seat and ample space for a centrally placed dining table. A chandelier and statement pendant lights add a touch of elegance. Bespoke cabinetry and open wine storage add both style and function. An impressive reception hall showcasing a striking oak staircase, authentic flagstone flooring, and generous space for a large dining table is perfectly suited for formal gatherings and entertaining. The exceptional drawing room is impressively spacious and bathed in natural light emanating from the magnificent floor-to-ceiling windows and French doors that open directly onto the courtyard. High ceilings contribute to a sense of grandeur, while soft neutral tones create a warm and inviting atmosphere. Thoughtfully arranged with multiple sociable seating areas, the room is anchored by a stone fireplace with a wood-burning stove and mantelpiece, providing a charming focal point. The inner lobby leads to a ground floor cloakroom and an additional cosy dual-aspect reception room. A fireplace with wood burner adds to the comfort of this room. A lockable door provides access to the self-contained annexe. Upstairs: The home offers five double bedrooms and beautifully appointed bathrooms. The master bedroom suite is a fantastic size, filled with natural light and has beautiful views. It features its own dressing room and a luxurious en-suite bathroom, complete with a freestanding bath and a separate shower enclosure. The second bedroom makes an ideal guest suite, offering a spacious double room with built-in wardrobes and a stylish en-suite bathroom with a shower over the bath. There are three further double bedrooms, each with its own individual charm and character. The luxurious main bathroom is generously proportioned and exudes classic elegance, blending period-inspired details with modern convenience. It features a large walk-in shower enclosure and a freestanding claw-foot bathtub positioned beneath a wall mirror, creating a calm and relaxing space to unwind. Twin pedestal basins add both practicality and style. At the top of the stairs a unique feature is cleverly concealed in the oak panelling; a section of the panelling opens to reveal a stairgate that can disappear within the wall when not in use. A sophisticated design for an everyday safety feature. The Annexe: Ravenswood Lodge offers a total of nine bedrooms, thoughtfully divided between the main house (five) and an attached annexe (four), with a variety of configurations possible, depending on your requirements. The reception room in the annexe is incredibly spacious with its own fireplace and wood burner, with French doors that open out onto its own private terrace. The principal bedroom is exceptionally sizeable, with a W/C and a separate well-appointed en-suite bathroom with both a freestanding roll top bath and shower enclosure. There are two further double bedrooms, both of which are en-suite. Outside: The property has a beautiful cobbled courtyard, which includes a good sized gravel parking area. At the far end, there is a large covered seating area with heating and space for a hot tub. This is a comfortable place for outdoor entertaining throughout the seasons. Step through a wrought iron gateway into the stunning south-facing gardens, beautifully maintained and planted with an array of mature trees and shrubs. Tucked away from the main house, a detached barn has been thoughtfully converted into a versatile space, currently used as a home office with charming garden views and a private gym. This is such a versatile space that it can also be used as a home cinema. Location: Ideally positioned just half a mile from the centre of the charming village of Stoodleigh, Ravenswood Lodge offers the best of rural tranquillity with convenient access to major routes. The A361 lies just 2 miles away, Tiverton is within 5.5 miles, and Junction 27 of the M5 along with Tiverton Parkway railway station can be reached in around 12.5 miles — making it perfectly placed for both country living and connectivity. Additional Information: • Tenure: Freehold • Local Authority: Mid Devon District Council • EPC Rating: E Services: Mains electricity. Mains drainage. Electric AGA.

A rare and enchanting opportunity within the sought-after village of Brushford, this delightful pair of picture-postcard cottages are widely regarded as among the area’s most iconic homes. Rich in character and history, they are set within beautiful gardens and offer exceptional versatility for family living, holiday letting, or a combination of both. Located just a short drive from the Exmoor market town of Dulverton and the stunning landscapes of Exmoor National Park, the properties enjoy a perfect balance of rural tranquillity and accessibility to North Devon, Tiverton and the M5. Dulverton provides a range of independent shops, restaurants and pubs, along with everyday amenities including schooling, medical services and sports facilities. Meanwhile, Exmoor offers breathtaking and varied scenery, from open moorland and wooded valleys to dramatic coastline, along with its renowned dark skies, all of which can be enjoyed from the surrounding area. Built of attractive stone under traditional pitched roofs, the cottages display timeless charm, with their classic elevations, flowering gardens and idyllic village setting creating a truly quintessential scene. These charming homes offer far more than just a property purchase, presenting a wonderful lifestyle opportunity. They are ideally suited as a generous family home, multi-generational arrangement, or established holiday business, with flexibility to suit a variety of needs. Offering character, flexibility and an exceptional setting, this unique pair of cottages represents a rare opportunity to enjoy the very best of West Country living. No. 11 The principal cottage offers wonderfully adaptable accommodation that has evolved sympathetically over time to create a home of immense character and charm. At its heart lies a beautiful sitting room centred around a traditional wood-burning stove, inset within an inglenook fireplace with bread oven a wonderfully atmospheric space that perfectly captures the essence of country cottage living. A fitted kitchen serves the home with ease, while first floor bedrooms one ensuite with large double shower provide comfortable and inviting accommodation. A particularly striking feature is the magnificent wood framed extension, an impressive addition that blends seamlessly with the original cottage. Flooded with natural light and showcasing beautiful craftsmanship throughout, this stunning reception room forms the social heart of the property. With its exposed timbers, and solid fuel Rayburn, it is a space designed for gathering, entertaining, and enjoying family life. Further accommodation on the ground floor includes a cloakroom, family bathroom, two generous double bedrooms, and a study with staircase rising to a charming mezzanine level, offering endless possibilities as a reading area, creative workspace, or occasional guest accommodation. No. 10 Beautifully presented throughout, No. 10 is a charming and welcoming cottage that effortlessly combines period character with modern comfort. Arranged over two floors, the accommodation includes two delightful first-floor bedrooms, each enjoying views over the surrounding gardens. The ground floor offers a fitted kitchen, a well-appointed bathroom, and a wonderfully cosy sitting room where a wood-burning stove forms the heart of the home, creating the perfect atmosphere for relaxing evenings throughout the seasons. Outside, the cottage enjoys its own courtyard garden, ideal for morning coffee or al fresco dining, together with a separate lawned garden to the side. Enclosed by mature planting and enjoying a peaceful outlook, it provides a wonderful extension of the living space. The cottage has previously been operated as a highly successful holiday let, offering purchasers the opportunity to continue an established income stream should they wish. No 10 has lapsed planning for the erection of a rear two-storey extension and single storey side extension plus storage building (Somerset planning ref: 3/04/22/008). The gardens surrounding both cottages are simply enchanting. Lovingly cultivated and carefully nurtured over many years, they offer a succession of colour, texture, and fragrance throughout the seasons. Meandering pathways lead through beautifully stocked borders bursting with cottage garden planting, while mature trees and shrubs create a sense of privacy and seclusion. Numerous seating areas have been thoughtfully positioned to capture the sun at different times of day, providing tranquil spots in which to relax and enjoy the peaceful surroundings. Across the lane lies an equally impressive extension of the property, where a substantial workshop and studio barn offers tremendous scope for a variety of uses. Whether utilised for creative pursuits, home working, hobbies, or storage, it represents a valuable and versatile addition. Adjacent to this is the former piggery, a charming building offering further potential for storage, a home office or workshop space. The grounds continue with gravelled parking and the benefit of planning permission for a further storage building offering exciting possibilities for future development. Perhaps most captivating of all is the beautiful garden beyond. Here, productive vegetable beds sit alongside an abundance of flowering plants, creating a wonderful blend of practicality and beauty. A gently sweeping lawn leads to a wildlife pond alive with birds, insects, and visiting wildlife, while the soothing presence of the nearby River Brockey provides a fitting backdrop to this idyllic setting. UTILITIES AND SERVICES Mains water, drainage and electric. Oil fired central heating. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk AGENTS NOTE The properties are held on two separate titles, and it is therefore recommended that any prospective purchaser seeks independent legal advice regarding Stamp Duty Land Tax and associated tax implications. There is a stream near the property which has previosuly risen into a small part of the garden which is on the other side of the lane to the properties.

SELLER INSIGHT We are so fortunate to have the best of both worlds, close proximity to all the services required - pubs, doctors, post office etc all within walking distance yet full and open countryside on our back door step. Just look out through our open bifold doors and you can watch the deer go by, the rabbits, pheasants and sparrow hawks, it really is amazing - such a great view! STEP INSIDE Designed by the owners to an exceptional specification, Great view offers accessible accommodation on both the ground and first floor living spaces. Underfloor heating with Bluetooth controls allows ambient temperatures to be set for every room along with 250 litre hot water storage tank ensuring endless supply of hot water. The heart of the home is the stunning open plan kitchen/family/dining room that makes the very best of the beautiful views with two sets of bifold doors opening onto the glass screened balcony to the rear. The beautifully equipped kitchen has been fitted with a breakfast bar, hot tap, integrated appliances including two fridge freezers, warming drawer, microwave, oven, dishwasher and range cooker as well as a larder/pantry cupboard. A double-sided fireplace fitted with a double-sided glass wood burner is a lovely addition to both to the snug/sitting room as well as the main kitchen/family room. A well-appointed utility room also features a connecting boot room, providing a discreet space to store muddy boots and outdoor gear, keeping the rest of the house pristine and clutter-free. The principle bedroom has been designed with a touch of luxury with bifold doors onto the rear patio and offering en-suite dressing room along with an additional dressing area leading to the beautifully fitted en-suite shower room. Patio doors from the bedroom open onto a covered area currently arranged as a gym/exercise area with jacuzzi, power and lighting – looking out onto the beautiful views. Three further bedrooms, a beautifully appointed family bathroom and two additional cloakrooms are on the ground floor. GUEST APARTMENT Part of this clever design is the first-floor apartment that can be incorporated into the main house or used as an entirely separate unit of accommodation for a family member. Stairs from the hallway have been designed to accommodate a lift in the future, this property is certainly future proofed. An additional staircase from the car port leads to a private front door. There is an open plan kitchen/living room along with two double bedrooms and shower room – with Velux style windows to the rear. STEP OUTSIDE Accessed via double electric gates, the expansive driveway and yard provide a welcoming approach to Great View. A concrete parking area sits in front of the purpose-built workshop, while opposite, a timber double carport includes an EV charging point and a secure log store. Additionally, a double integral carport adjoins the main property, ensuring ample covered parking. Set within approximately one-acre, Great View is perfectly positioned to embrace the stunning panoramic views of the Quantock Hills. The wraparound balcony, elegantly finished with porcelain tiled flooring, glass screens, and stainless steel posts and handrail, ensures uninterrupted enjoyment of the scenery. This extensive outdoor space is ideal for alfresco dining, entertaining, or simply unwinding while soaking up the views. Beyond the main residence, a small area of paddock forms part of the property, preserving the tranquillity and enhancing the connection to the breath-taking surroundings. In addition, there is an established area of garden to the side of the house and workshop with a variety of trees THE WORKSHOP A dedicated, purpose-built workshop of 2,400 sq. feet, provides versatile storage or workspace with endless possibilities. Thoughtfully designed, it features timber cladding, double insulation, and natural light panels in the roof, ensuring a bright and energy-efficient environment. A large roller door and a separate personal door enhance accessibility, making it ideal for a variety of uses. There is potential to install solar panels on the roof providing further energy saving for the main home SERVICES Mains water and electricity Air Source heating Private treatment plant shared with Pen Elm Remainder of 6 year new build warranty with ABC Building Warranties

A Distinguished Devon Farmhouse Combining Timeless Character with Modern Country Living Set within an idyllic valley surrounded by rolling Devon countryside, East Court Farm is a beautifully presented former farmhouse offering over 4,300 sq ft of versatile accommodation, complemented by landscaped gardens,useful outbuildings and exceptional far reaching rural views. Rich in period character yet thoughtfully enhanced for contemporary family life, this remarkable home effortlessly combines heritage, comfort and sustainability. With five generous bedrooms, multiple reception rooms and a separate secondary staircase creating excellent multigenerational potential, East Court Farm offers a rare opportunity to enjoy an exceptional rural lifestyle without compromise. The Property Approached via its own private lane, the property enjoys an immediate sense of privacy and tranquillity. A generous parking area and covered double carport provide ample space for family and visitors before the handsome period façade welcomes you inside. The spacious reception hall sets the tone perfectly, where elegant travertine flooring and natural light create a warm and inviting first impression. Beyond, uninterrupted views across the valley immediately capture your attention, providing a constant reminder of this exceptional countryside setting. Reception Rooms The principal sitting room is a beautifully proportioned space centred around an impressive inglenook fireplace complete with woodburning stove. Deep windows frame the surrounding countryside while bespoke cabinetry discreetly incorporates a motorised Bang & Olufsen television. A second reception room offers equally generous proportions and remarkable flexibility. Currently arranged as an additional sitting room, it would equally suit formal dining, music, reading or entertaining. Another magnificent inglenook fireplace with wood burner creates a wonderful focal point while direct access to both the study and kitchen enhances the natural flow of the house. To the rear of the property, a further reception room is presently arranged as a home gym with fitted storage. Equally suitable as a family room, children's playroom, hobby room or television lounge, this area forms part of the property's highly versatile secondary accommodation. Kitchen & Family Living Undoubtedly the heart of the home, the magnificent kitchen and breakfast room has been designed to bring family and friends together. Extending to almost twenty-four feet in length, the room combines handcrafted cabinetry with quality integrated appliances including an AEG induction hob with linked extractor system, NEFF Hide & Slide pyrolytic oven, combination microwave, integrated dishwasher and traditional Aga, providing both everyday practicality and timeless country charm. A substantial central island incorporates a breakfast bar, while the dining area comfortably accommodates a large family table positioned beside the warmth of the Aga, creating a welcoming space for relaxed family meals or entertaining on a larger scale. Adjacent to the kitchen, a spacious utility room offers excellent additional storage, laundry facilities and independent external access Study Positioned away from the main family living areas, the dedicated study provides an ideal environment for home working, benefitting from natural light and peaceful views across the surrounding countryside. Versatile Living One of East Court Farm's most appealing features is its exceptional flexibility. A secondary staircase accessed from the utility room serves a separate section of the first floor comprising two bedrooms and a shower room. This arrangement naturally lends itself to multigenerational living, guest accommodation, independent teenage space or even the creation of an annexe, subject to any necessary consents. The thoughtful layout allows family members to enjoy both connection and privacy, making the property equally suited to growing families, dependent relatives or long term guests. First Floor Accommodation A light-filled landing, illuminated by a large roof lantern, provides access to the principal bedroom accommodation. The impressive principal bedroom enjoys glorious far-reaching views across the valley and benefits from its own dressing room together with an adjoining cloakroom, creating an elegant private suite. Four further double bedrooms provide generous accommodation, several incorporating fitted wardrobes and enjoying attractive countryside outlooks. The luxurious family bathroom has been beautifully appointed and features a freestanding bath, oversized walk-in shower, twin vanity units and high-quality contemporary fittings, creating a spa-inspired retreat. A separate shower room serves the secondary bedroom wing, enhancing the flexibility of the accommodation. Cellar Accessed from beneath the staircase, the substantial cellar provides excellent storage while also offering exciting potential as a wine cellar, workshop, hobby room or additional recreational space. Gardens & Grounds The gardens have been thoughtfully arranged to embrace the surrounding landscape while offering a variety of spaces for both relaxation and productivity. A secluded terrace provides the perfect position for a hydrotherapy spa, enjoying complete privacy together with afternoon sunshine and uninterrupted valley views. Beyond lie productive vegetable beds, a greenhouse and established chicken run, creating the opportunity to enjoy an increasingly self-sufficient country lifestyle. Meandering pathways extend into the surrounding grounds, encouraging exploration through mature planting and natural wildlife habitats before leading to a picturesque seating area overlooking the valley beyond. A five-bar gate opens onto a track leading directly to the adjoining field, offering further possibilities for hobby farming or simply enjoying additional outdoor space. Outbuildings A range of traditional outbuildings currently provide useful stores and stable accommodation, offering excellent versatility for gardening equipment, workshop space, livestock or future adaptation to suit individual requirements. Sustainability East Court Farm combines period charm with an impressive range of modern sustainable technologies, including: Solar photovoltaic panels Tesla battery storage system Solar thermal hot water system Private well Spring water supply (when required)Together these features significantly enhance the property's efficiency while supporting an environmentally conscious rural lifestyle. Seller Insight “We fell in love with East Court Farm the moment we arrived. Tucked away down a private lane, it offered the peace, privacy and sense of escape we had been searching for. Once through the gates, it feels as though the outside world simply disappears. The house has a wonderful atmosphere – warm and welcoming in winter with its log burners, yet naturally cool in summer thanks to its thick stone walls. Over the years, we've carefully restored and enhanced it, preserving its character while introducing thoughtful modern additions, including solar panels with battery storage and renewable hot water. Life here has always revolved around nature. From spring wildflowers and abundant wildlife to star-filled skies free from light pollution, every season brings something special. Our son grew up exploring the land, we’ve enjoyed keeping a small flock of sheep, and countless walks begin straight from the doorstep. Despite its wonderfully secluded setting, Tiverton, Exeter, excellent transport links and highly regarded schools are all within easy reach. East Court Farm has been more than a home to us—it has been a sanctuary, and we hope its next owners will cherish it just as much as we have. Morning walks across your own land, evenings beside crackling inglenook fireplaces, family gatherings around the Aga and peaceful moments enjoying uninterrupted countryside views all combine to create an exceptional way of life. Whether welcoming extended family, working from home, keeping animals, cultivating vegetables, or simply escaping the pace of modern living, this is a home that effortlessly adapts to every stage of family life.”

A rare opportunity to acquire an exceptional lifestyle property with outstanding income and multigenerational living potential, offered to the market CHAIN FREE. Set within beautifully landscaped grounds, Higher Yellands is an impressive and versatile country residence combining elegance, privacy, and flexibility in a stunning setting. The substantial Edwardian main house extends to approximately 3,100 sq ft and is complemented by a detached 1,100 sq ft three-bedroom cottage — perfect for holiday letting, Airbnb income, guest accommodation, or independent family living. Designed for both relaxation and entertaining, the grounds feature a private swimming pool, tennis court, mature landscaped gardens, and a thriving kitchen garden, offering a superb balance of luxury lifestyle and countryside charm. Properties of this calibre, with genuine dual-living and income-generating potential, rarely come to market. The Detached Cottage – Income Generator or Guest Accommodation Tucked away within the grounds, the charming 3-bedroom detached cottage offers independent living space with its own off-road parking and private garden area. Believed to date back to the 16th century, the cottage blends character and comfort with modern features such as zoned underfloor heating, an en-suite bedroom, and a bright mezzanine-level reception room that opens onto a Juliet balcony with tranquil views. Currently tenanted, the cottage presents a proven rental income stream. Alternatively, it could serve as a holiday let, guest house, home office, or accommodation for extended family, offering complete independence while remaining connected to the main estate. The Main House – Ideal for Multigenerational Living Inside the main house, flexibility is the hallmark. From its grand, light-filled reception spaces to the versatile rear wing, this property is well-suited to multigenerational living or a large family needing space to live, work, and grow. A dual-aspect reception room with Edwardian fireplace flows into a conservatory and out onto the sun terrace. The formal dining room features a charming wood burner and lovely front garden views. The extended kitchen and family room opens through sliding doors to the rear terrace and garden, with light flooding in through large windows and Velux skylights. A generous utility and boot room, plus access to the former stables and outbuildings, adds practical charm. The rear wing of the house is a real highlight. Accessed via a second staircase with a separate entrance, this area includes a cloakroom, large study/playroom, and a lobby showcasing the original cider press. It could be easily converted into a self-contained annexe — ideal for older relatives, adult children, or live-in carers. Upstairs, the layout continues to impress: A luxurious master suite with triple-aspect countryside views, Juliet balcony, en-suite shower room, and dressing room. Three further generously sized double bedrooms and a single bedroom. Spacious family bath and shower room with ample storage. Stunning Gardens & Outdoor Lifestyle. The south-west facing gardens are a true highlight of this property, lovingly manicured and designed for enjoyment year-round: A tranquil pond under a mature willow tree overlooks the fields beyond. Multiple seating areas allow you to follow the sun or seek privacy in peaceful corners. A sun terrace opens directly from the kitchen and conservatory, perfect for indoor/outdoor living and entertaining. A gravel path connects the house to the swimming pool, flood-lit tennis court, and beyond to the kitchen gardens. Courtyard & Outbuildings – Character and Utility Accessed from both the house and garden, the charming courtyard includes: Former stables and workshops An outbuilding with shower and Velux window (previously a hot tub room) A cool stone feed shed, ideal for apple and egg storage Raised planters, mature tree, and a dovecote add charm and function These buildings offer development potential or are perfect for hobbies, creative work, or even small-scale farm-to-table operations. A lifestyle of leisure awaits, with: A full-size flood-lit tennis court A heated swimming pool with a sectional cover for year-round use A raised seating and viewing area, perfect for gatherings or a quiet sunset drink Kitchen Gardens – Self-Sufficiency Made Simple Perfect for those seeking a sustainable lifestyle: Large vegetable plot with polytunnel, two greenhouses, and fruit cage A duck pond, chicken run, and log store Ample space to grow your own produce year-round Location – Rural Peace with Excellent Connectivity Located in the sought-after village of Whimple, Higher Yellands is just a short walk from local amenities, including a village shop, pubs, and a mainline train station. The beaches of Sidmouth and Exmouth, Dartmoor National Park, and the historic city of Exeter are all within easy reach, offering the perfect balance of countryside charm and modern convenience. At a Glance: Main House: 3100 sq ft | 5 Bedrooms | Multiple Reception Areas | Multigenerational Potential Detached Cottage: 1100 sq ft | 3 Bedrooms | Rental Income or Guest Use Gardens: Landscaped with seating areas, pond, and countryside views Leisure: Swimming Pool | Tennis Court | Courtyard | Outbuildings Self-Sufficiency: Large Kitchen Garden | Polytunnel | Greenhouses | Poultry and Duck Areas Parking: Ample off-road parking for both main house and cottage A rare opportunity to secure a truly versatile country home with lifestyle, income, and multigenerational possibilities. SERVICES Oil fired central heating, mains water, well water supply for gardens and septic tanks for main house and cottage. Local Authority: Devon Country Council Council Tax Band: F Main house EPC: D Cottage EPC: D

Steeped in history, Exe Vale House dates back to the late 1800s and was previously owned by renowned local artist Ann Le Bas. Prior to the current owners, the property remained in the same family for over 100 years. Today, it stands as a beautifully restored home that retains its character while offering practical and contemporary living. The property boasts generous accommodation across three floors, with elegant period details throughout. Original features include a butler’s bell, fireplaces in every room, intricate cornicing, original wood floors, and a Victorian tiled porch. A historic larder remains intact, complete with original cold slabs and a traditional game fridge. The extensive grounds provide ample parking with turning space, along with beautiful gardens, a range of versatile outbuildings, and stables, making it an ideal home for equestrian enthusiasts. Additionally, a separate studio offers a perfect retreat for creative pursuits, a home office, or subject to the necessary planning permission guest accommodation. Exe Vale House is more than just a home—it’s a lifestyle. Offering a unique blend of heritage, elegance, and modern convenience, this is a rare chance to own a truly exceptional property. As illustrated in the floor plan, the property is entered through an enclosed porch, featuring original Victorian tiled flooring and decorative etched-glass detailing. A door leads into a grand and elegant entrance hall, where beautiful parquet flooring, high ceilings, and intricate cornicing set the tone for the rest of the home. From the entrance hall, a door opens into the substantial double-aspect dining room. This impressive space boasts wooden flooring, a high ceiling with decorative mouldings, and stunning views over the formal gardens. Perfect for entertaining, the room exudes character while offering a warm and inviting atmosphere. Beyond the entrance hall, the beautifully appointed sitting room provides a serene and sophisticated living space. Flooded with light from the expansive French doors that open onto the gardens, this room seamlessly blends indoor and outdoor living. A striking marble fireplace, complete with an inset wood-burning stove, serves as a stunning focal point, creating a cosy and elegant retreat for all seasons. The original cornicing and deep skirting boards further enhance the period charm, while the neutral colour palette allows the architectural details to shine. Also accessed from the entrance hall is a very useful downstairs bathroom. The drawing room is a standout feature of this remarkable home, offering an inviting and warm space perfect for both relaxation and entertaining. This elegant room boasts high ceilings and large windows that flood the space with natural light while maximizing the stunning views across the formal gardens. Adding to its charm and character, a beautiful fireplace with a wood-burning stove serves as a striking focal point, creating a cosy and sophisticated ambiance year-round. The bespoke kitchen seamlessly blends modern convenience with timeless character, creating a space that is both functional and full of charm. Featuring an electric Everhot oven, an extensive range of handcrafted wall and base units, and a central island, this beautifully designed kitchen is perfect for both everyday living and entertaining. The flagstone flooring adds to the home’s rich history, while four large windows overlooking the courtyard enhance the space with natural light, enhancing its warm and inviting atmosphere. Leading from the kitchen is a highly practical utility and dog room, providing additional storage and workspace. This area offers convenient access to the outdoors, making it ideal for country living. A door also leads to a useful cloakroom, enhancing the functionality of the space. Additionally, the property retains its traditional larder, complete with an original cold slab, preserving a charming piece of its historic character. Also on the ground floor is a charming study/snug, offering a warm and inviting space with a beautiful ornate fireplace as its focal point. Windows provide delightful views of the front elevation, filling the room with natural light. This versatile space is perfect for those requiring a home office or an additional reception room, making it a highly functional and flexible addition to the home. Leading from the entrance hall, a graceful turned staircase ascends to the first floor, where a spacious landing provides access to five beautifully appointed bedrooms. The master bedroom (labelled as Bedroom 1 on the floor plan) is elegantly presented, offering views across the gardens. This room is complemented by an adjacent bathroom and a dedicated dressing room, offering both comfort and convenience. The additional five bedrooms are generously sized, each exuding character and charm while enjoying picturesque views of either the village or the gardens. These rooms provide flexible accommodation, perfect for family members or guests. Completing the first floor is a separate W.C. and a well-appointed shower room, adding to the home’s practicality and convenience. From the landing, steps lead to what was formerly the housekeeper's rooms, which could easily be repurposed as an additional bedroom, home office, or hobbies room. This versatile space also provides access to Bedroom Six. Additionally, there is access to a generously sized loft area, offering ample storage and further potential for expansion within the home. Outside Exe Vale House is accessed via a gated tarmac drive that leads to the rear of the property, where a large turning area and additional ample parking are available. The property boasts a range of versatile outbuildings, offering a wealth of possibilities depending on your needs. These include five traditional stables with a tack room, all supplied with water and electricity—perfect for those with equestrian interests. Other buildings on the property include a log/gardeners' store, an outside W.C., a former coach barn, and a large greenhouse, all adding functionality to the space. Studio One of the standout features of the property is the detached studio, which is fully connected with electricity and water, providing an excellent additional working space separate from the main house. Currently, the building is classified under Class E use, but with the necessary planning permissions, there could be potential for further development, offering endless opportunities. Gardens and Grounds The gardens and grounds extend to approximately 2 acres, offering a manageable yet spacious plot. The well-fenced paddock is accessed from the main parking and turning area. There is also a fruit cage with a variety of established fruit trees, perfect for growing seasonal produce. A path runs alongside the paddock, providing access to the more formal gardens, which are framed by mature hedging and feature a variety of herbaceous plants, shrubs, and seasonal bulbs. This garden is a haven for wildlife and a peaceful space to enjoy or work in. The garden continues around the side and front of the house, where a range of established raised beds further enhances the charm and practicality of the outdoor space. Utilities and Services: Mains water, drainage and electric. Oil fired central heating. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk

Orchard Barn presents an exceptional lifestyle and equestrian opportunity, unlike any other. This stunningly converted 5-bedroom stone barn is nestled within 4 acres of picturesque countryside of the Blackdown Hills. For those who don’t want to manage the land a local farmer currently manages it on an informal basis and is happy to continue. The property overlooks it’s adjoining enclosed field whilst alongside a separate, award-winning holiday let/annexe with separate access, is perfect for generating income or accommodating a family member. Additional amenities include three stables, a tennis court, heated pool extensive parking, garage, and of course those breath-taking, unspoiled panoramic views of the surrounding countryside. SELLERS INSIGHT One of the main attractions of Orchard Barn, apart from its beautiful location with far reaching views, was the potential we could see in how the property would allow us flexibility to provide for multi-generational living. We created an internal annexe for our Mother, with its own lounge/kitchen area, plus a young adult space for our eldest with seating area and en suite. In addition, we could see the potential for additional income, where we converted the external annexe as a holiday let. All handled via Cottages.com - it could not be easier! To keep the whole family active, as well as the many walks in the area, we re-instated the tennis court and renovated the swimming pool, which being heated, enables its use for longer periods whatever the weather. With our youngest now at University and Mother no longer with us, we feel that the time is right for us to move on and give others an opportunity to appreciate this beautiful home. STEP INSIDE This carefully converted barn was designed to create a flexible living space that allows you to spread out and have your own space for living and working in. The heart of the home is the welcoming farmhouse style kitchen/breakfast room with electric Aga – flowing from this room is the garden/sun room that overlooks the courtyard proving to be an ideal space for capturing afternoon sun. The large sitting room has double doors onto the front with the stunning panoramic views – an additional adjoining room makes an ideal snug or study with door leading to steps up to a double bedroom, with feature window making the most of the views. With an en-suite shower this is an ideal guest room or space for a teenager. An inner hall leads to two further double bedrooms overlooking the rear gardens, the second of these enjoys a shower room and connecting small kitchen/sitting room making it an ideal integral living space suitable with its own access on to the patio garden. On the first floor the principle bedroom is a room with stunning views designed to make the most of the vista with dressing area and large en-suite shower room making this the ideal room to relax. An additional double bedroom has an adjoining room that could be a dressing room or additional bedroom if required. It also has its own bathroom. THE ANNEXE This charming one bedroom conversion is currently used as an award winning holiday let (www.oldorchardbarn.co.uk) providing additional income and has been booked for around 20 weeks a year – an new owner will have the opportunity to continue with the bookings/business or alternatively it makes an ideal space for a relative. There is a separate vehicular access, parking and garden making it an ideal separate living space. STEP OUTSIDE The main entrance welcomes you with a sweeping driveway, meandering past the adjoining paddock that graces the property's view. A generous parking area greets you, alongside a timber outbuilding featuring a recently concreted floor. Adjacent to this, within an enclosed yard, sits the stable block housing three stables, a feedstore, and a tack room—an ideal setup for turnout and conveniently close to the property. On the side of Orchard Barn lies the enchanting 'spring garden,' a picturesque expanse of lawn framed by shrubs, various trees, and lush bushes. Just beyond lies the pond garden, complete with a splendid ornamental pond featuring a soothing water feature, all safely enclosed by fencing. The raised terrace at the front of the property offers unparalleled views across the entire site, stretching out to the rolling countryside beyond. Here, you'll find an all-weather tennis court, recently resurfaced, and a heated outdoor pool enclosed with elegant glass screening—perfect for entertaining guests. Adjacent to this area, an enclosed garden boasts raised vegetable beds and a variety of fruit trees including cherry, mulberry, greengage, bramley, and pear. Adding to the charm, an additional enclosed patio courtyard garden basks in the morning sun, accessible from the garden room, sitting room, integral annexe, and the guest bedroom located above the garage. Notes Utilities and Services: Two septic tanks (one for the annexe and one for Orchard Barn), mains water and electricity, oil central heating. Oil heating for swimming pool. Broadband and Mobile Phone: We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk Directions Please do not use the postcode for the property use what 3 words https://w3w.co/signs.chairing.acoustics

An Exceptional Country Estate in Stockleigh Pomeroy Key Features Discreetly positioned in the picturesque parish of Stockleigh Pomeroy and within 5 minutes of the delightful village of Cheriton Fitzpaine, this remarkable estate presents a harmonious blend of rural charm, modern comfort and breath-taking natural beauty. The estate includes a main farmhouse, two boutique-style cottages with a wood-fired hot tub, and a generously sized thatched linhay barn with extensive storage and rooms above. There are approximately 15 acres, including expansive gardens and productive orchards. Whether purchased as a private residence, a working farm, a multi-generational retreat, or a boutique hospitality venture, this remarkable property offers an exceptional lifestyle opportunity in one of Devon’s most tranquil and idyllic settings.   The Farmhouse The Grade II listed historic farmhouse is currently undergoing an aesthetic renovation and includes a large country-style kitchen/diner with walk in larder, bread oven and solid fuel Rayburn. It features 4 double bedrooms, a study opening onto the walled garden, lounge with a stone fireplace and wood burner, family bathroom and shower room. This home enjoys enchanting views across the estate, setting the tone for the private and serene lifestyle this property affords.   Boutique Cottage: Apple Blossom House A quaint three-bedroom cottage briming with country charm and warmth. The front door opens into a spacious and comfortable sitting room with exposed beams and a stone fireplace with wood burner. An impressive oak framed archway opens through to the large and sociable kitchen/diner. The farmhouse style kitchen extends along one side of the room and boasts solid wooden units and worktops as well as a built-in dishwasher, fridge and freezer and a free-standing range. The first-floor landing has beautiful exposed wooden flooring, bathed in natural light from a window positioned at the top of the staircase. The principal bedroom is brimming with character and charm, enjoying a dual aspect that enhances the sense of space and light. It also has gorgeous, exposed Elm wooden flooring and benefits from a luxurious en-suite shower room, fitted with high-end Fired Earth fixtures. There are two further double bedrooms, each with its own unique character. The main bathroom is a luxurious sanctuary, featuring a freestanding roll-top bath and high-end fixtures and fittings. The perfect place to unwind and escape the hustle and bustle of everyday life. The cottage has a courtyard to the front, a special place to sit and take in the country views.   Boutique Cottage: The Gallery An expertly designed one bedroom boutique style cottage. The open-plan living space is truly impressive, combining thoughtful design with striking architectural features. Vaulted ceilings enhance the sense of light and space, making room for a mezzanine level, a unique and atmospheric location for a luxurious bathroom. The main living area is beautifully styled and centred around a statement wood burner, creating a warm and inviting focal point. A charming window seat provides the perfect spot to take in the countryside views and soak up the character of this stylish retreat. The well-equipped Shaker-style kitchen complements the space beautifully, featuring a breakfast bar and room for a dining table. The opulent ground floor bedroom also enjoys the space and character of vaulted ceilings. A spa inspired en-suite wet room has an opulent dual shower and underfloor heating.   Thatched Linhay Barn At the far edge of the estate, a bridge crosses a meandering stream to a picturesque cobbled and paved courtyard. Here you’ll find the thatched linhay barn, offering generous storage on the ground floor and a spectacular open-plan space above. The entrance has access to a ground floor shower room with under-floor heating and stairs to the first floor, which is perfect for entertaining, with vaulted ceilings, exposed timbers, a well-equipped kitchen and a large and comfortable seating area. An inviting setting for hosting family and friends in style. Outside The grounds are equally captivating, with a wealth of tranquil spaces to explore amongst approximately 15 acres. There are winding paths revealing landscaped gardens with level lawns, a vegetable garden, wildflower meadows and a stream flowing through pastures and woodlands, with several stone and cob outbuildings providing excellent storage. Two of the outbuildings also benefit from underfloor heating. One secluded area has been thoughtfully set aside for a wood-fired hot tub and summer house, allowing you to relax and unwind while immersed in the surrounding nature. Set in peaceful seclusion, the estate’s naturally farmed land, supports a rich biodiversity and flourishing wildlife. There are paddocks and two productive orchards within the grounds and a large storage barn/ machinery shed built in 2022.   Seller Insight “The chance to purchase Higher North Coombe in rural Devon was one we could not resist. To bring our children up in a beautiful valley in the countryside where there was no light, noise or air pollution was a fantastic opportunity. Having the freedom to roam the woods, streams, paddocks and orchards, and observe the wildlife was an experience that will hopefully last a lifetime. Being in the heart of Devon means we have enjoyed access to beaches on the north and south coasts and the moors, while being close to Exeter, the bright lights of city life are never far away. The changing seasons and tranquillity of Higher North Coombe have afforded us a unique chapter in life whilst earning a living and upgrading the properties for future generations. The stillness, peace and richness of the flora and fauna are only appreciated by being here. We have loved it. *     The History Historical records suggest that this site has been occupied since Saxon times. Following the Norman Conquest, the land is thought to have been granted to Ralf de Pomaria, a Norman soldier who fought alongside William the Conqueror at the Battle of Hastings, becoming part of a larger estate established during that era. With its blend of period charm, flexible accommodation and captivating outdoor spaces, this is a rare opportunity to enjoy an exceptional lifestyle in a setting defined by tranquillity, privacy, and timeless rural elegance. Area Stockleigh Pomeroy is a charming rural parish nestled in the heart of Mid Devon, known for its beautiful unspoilt countryside, rolling farmland and peaceful village lifestyle. The next-door village of Cheriton Fitzpaine also boosts two thriving pubs with the Ring of Bells being known particularly for delicious repasts and local real ales or ciders. It’s a lovely community with a well-regarded primary school and numerous clubs covering sporting, art and cultural activities. Despite its tranquil setting, the area is well connected - just a short drive from the historic market towns of Crediton and Tiverton and within easy reach of Exeter, offering excellent schools, amenities, and transport links. Another benefit of this property is its proximity to the well-regarded Blundells School, which offers a reduced fee for families living within a 10-mile radius, and this property qualifies for the reduction. With its rich heritage, strong sense of community and picturesque surroundings, Higher North Coombe is the ideal location for those seeking a quiet, country lifestyle without sacrificing convenience. Information Tenure: Freehold Services: Mains water, drainage, Calor gas, oil fired central heating. Fibre Broadband with up to 900 MB of download speed. Local Authority: Mid-Devon District Council Council Tax Bands: Farmhouse: Band E The Gallery: Band B Apple Blossom House: Band C

Nestled within the rolling countryside of East Devon, Oakhayes is a converted barn with generous accommodation, blending character with contemporary living, overlooking the stunning gardens and elevated views of the countryside beyond.  The Property From the moment you step inside, the sense of space is immediate, enhanced by a striking wooden staircase and meticulous attention to detail throughout. At the heart of the home lies an exceptional open-plan kitchen, which has been designed for both everyday family life and entertaining. This remarkable space comfortably accommodates two separate islands: one dedicated to preparation, complete with its own sink, hot water tap, dishwasher and storage; the other designed for socialising, featuring a breakfast bar positioned to take full advantage of the breath-taking garden and countryside views, alongside an easily accessible built-in wine cooler. The kitchen is further enhanced by a traditional AGA cooker, adding warmth and character, alongside a comprehensive range of integrated Neff appliances, including a five-ring induction hob, twin ovens, and microwave. A generous walk-in pantry and space for an American-style fridge/freezer complete the functionality of this outstanding kitchen. At one end, a relaxed seating area creates the perfect setting to unwind while enjoying the surrounding landscape, with doors that open onto a sun terrace. The principal reception room is equally impressive, centred around a beautiful stone fireplace with wood-burning stove, and offering direct access to the sun terrace. A separate dining room provides an elegant entertaining space overlooking the front courtyard, with access through to an additional reception room currently arranged as a study. Practicality is seamlessly integrated, with a well-appointed utility room and a ground floor cloakroom accessed from the main hallway. Heading upstairs, a spacious galleried landing enhances the sense of space, leading to a charming balcony, perfectly positioned to enjoy elevated views across the gardens and countryside beyond. The principal bedroom suite is generously proportioned, featuring extensive built-in storage and a luxurious en suite bathroom with separate shower and underfloor heating. In addition, there are five further bedrooms, offering flexibility for family living, guests, or home working, alongside a stylish family bathroom complete with a jacuzzi-style bath and separate shower. Outside & Grounds The grounds of Oakhayes extend to just under an acre and are as impressive as the interior. At the front of the property is a large forecourt with vast amounts of parking and a covered car port with electric vehicle charging point. There are a range of additional outbuildings, including a workshop, home gym, and a dedicated games room. From both the kitchen and sitting room, doors open onto a substantial sun terrace, perfectly positioned to capture the elevated rural views. The setting is wonderfully rural and atmospheric, with the gentle sound of a water feature and a picturesque pond adding to the sense of tranquillity. A separate gated entrance opens onto the side garden, which includes a paddock, further parking and a large machinery shed. Seller's Insight: “From the very first moment we arrived at Oakhayes, we knew it was somewhere truly special. The house offered exactly what we had been searching for: a home of immense character and charm, with a distinctive sense of individuality, yet without the typical constraints or maintenance concerns often associated with older properties. What immediately stood out was the exceptional sense of space and versatility, both within the house and across the grounds. Oakhayes has effortlessly adapted to every stage of our family life, from welcoming young children to hosting extended family of all generations. It has been the perfect setting for large gatherings and celebrations, with Christmases being particularly magical. The gardens have become one of Oakhayes’ defining features. Carefully and thoughtfully cultivated over time, almost all of the planting has been our own. We particularly enjoy the two magnificent oak trees. The far-reaching views offer an ever-changing backdrop that we have never tired of admiring throughout the seasons. Despite its peaceful and private setting, Oakhayes enjoys a convenient location, with the centre of Honiton just a five minute drive away, which offers a wide range of everyday amenities, including supermarkets and an excellent selection of independent shops. For families, the transport links to Colyton Grammar School have been invaluable, and the nearby railway station provides easy access to Exeter and beyond—something particularly appreciated during our children’s teenage years. The location also offers superb connectivity, with straightforward access to the M5 and A30, making travel to destinations such as Cornwall, Bristol and London both simple and straightforward. In addition, the beautiful East Devon coastline is within easy reach, with popular seaside towns including Sidmouth, Exmouth and Lyme Regis all close by. Oakhayes has been a wonderful family home, offering flexibility, comfort and a truly special setting. Now, as our family has grown and moved on, we feel the time is right for new owners to enjoy everything this remarkable property has to offer” Location Situated within the sought after EX14 postcode, Oakhayes benefits from excellent access to the market town of Honiton, offering a range of independent shops, cafés, and everyday amenities. The area is well connected, with convenient road links via the A30 road and rail services providing access to Exeter and beyond. East Devon is renowned for its outstanding natural beauty, with the nearby Blackdown Hills and the Jurassic Coast offering endless opportunities for walking, cycling, and coastal exploration. Summary Oakhayes represents a rare opportunity to acquire a substantial and beautifully presented barn conversion in a peaceful yet well-connected location. With its expansive accommodation, high-quality finish, versatile outbuildings, and idyllic setting, it offers an exceptional lifestyle property suited to modern family living. Local Authority: East Devon District Council  Council tax band G Tenure: Freehold Services: Private water supply and private drainage Mains electricity Oil fired central heating What 3 Words: Superbly. Retail. Stewing.

Marsh Mill House is a charming and historic home, positioned within the Quantock Hills Area of Outstanding Natural Beauty. Dating back to the 17th or 18th century, this versatile seven-bedroom home is being offered to the market for the first time in nearly 60 years, presenting a rare opportunity to acquire a much-loved family home rich in character and heritage that is now ready for updating. Set within approximately 1.5 acres of established gardens and benefiting from a further 1-acre paddock, the property enjoys an idyllic and private setting surrounded by rolling countryside. A range of useful outbuildings offer excellent potential for a variety of uses—whether as workshops, garaging, or even scope for development (subject to any necessary consents). The house offers generously proportioned accommodation full of period charm and now offering the next owners an exciting opportunity to modernise and reimagine the space while preserving its historical integrity. Whilst the property has a wealth of character it is not currently listed. Great Wood, a vast expanse of ancient woodland of over 900 acres, lies just a short distance away, offering a haven for walkers, cyclists, and nature enthusiasts. Additionally, the nearby village of Nether Stowey provides local amenities with shops (one with a post office) church, village hall and pub and a strong sense of community. SELLER INSIGHT When Mum and Dad told us that they’d bought Marsh Mills at auction, it was a dream come true. It meant a move close to our grandparents on the edge of the glorious Quantocks, where we had spent many happy weeks in school holidays. We would live in what seemed like a mansion to five little girls under ten! We would each have our own bedroom; we’d be able to keep hens and a pony. We’d get lost in the maize of box hedges in the beautiful big garden and walk to the village school – now the Village Hall. We would play outside for hours in the garden and surrounding countryside, coming in when the bell above the kitchen rang out across the fields. In the years that followed the old house has been the happiest of family homes, populated by an assortment of chickens, ducks, geese and peacocks; sheep, horses and ponies, not to mention cats and dogs, many of them waifs and strays, who always found a welcome here, along with friends and relatives who needed a place to stay for a while – and five generations of our family, at times four simultaneously under one roof. It’s worth mentioning that long before our time the house welcomed such illustrious guests as the famous romantic poets, Coleridge, Southey and Wordsworth, who were dining at Marsh Mills with the Revd John Poole, when they heard of the death of Robespierre in 1794. It has been a joy and a privilege to call Marsh Mills our home, with its rich history, warm embrace and treasured memories. But it’s time to pass the baton, and we are sure, that whoever takes it up will love Marsh Mills as we, and previous families, have done. The fact that the house has been owned by only four families over the past 250 years speaks for itself! STEP INSIDE Marsh Mill House is rich in original features that speak to its heritage and character. From the flagstone flooring and original staircase in the entrance hall to the butler bell system and the vaulted barrel ceiling on the landing, every corner offers a glimpse into the property’s storied past. On the ground floor, you're truly spoilt for choice. The formal dining room, drawing room, and sitting room all enjoy immediate access to the gardens, creating an effortless flow between indoor and outdoor living. A further additional reception room to the rear features an eye-catching Art Deco-style staircase leading to the first floor, adding another layer of period charm. At the heart of the home, the large farmhouse-style kitchen retains its original external bell, once used to call the family in for meals—a delightful and rare detail. Meanwhile, the former game/hanging room has been transformed into a spacious and practical laundry/boot room, complete with original brick flooring. The first floor can be accessed via two staircases and enjoys beautiful views over the surrounding countryside. A choice of seven generously sized double bedrooms also enjoy the views, along with an additional nursery or study. With three bath/shower rooms, the layout caters comfortably to modern family living while retaining the property's historic charm. STEP OUTSIDE Double wooden gates open onto a sweeping driveway, which passes the front of the property and leads to a generous parking and turning area in front of the former cowstalls and stable block. These outbuildings have been partly converted and updated, now offering triple garaging with a games room above, while the original stables still feature charming cobbled flooring and traditional stalls. Adjoining the stables is a large workshop (with vehicular access to the road), a tack room, additional stable, all providing immense potential. Subject to the necessary consents, these buildings offer a fantastic opportunity to create additional living or ancillary accommodation, home office space, or leisure facilities, depending on your needs. The private gardens extend to approximately 1.5 acres and benefit from excellent sunlight throughout the day, thanks to their favourable aspect. Immediately to the front of the house, the gardens adopt a more formal style, with a beautiful array of mature trees, shrubs, and flowering plants framed by neatly clipped box hedging. Meandering pathways guide you through the grounds, past the gardener’s store, and towards a former lawned tennis court, which now provides an additional area of level garden—an ideal space for entertaining or relaxing, with lovely views over the surrounding fields. Adjacent to the property is an additional enclosed paddock of approximately 1 acre, enjoying good road access and the benefit of a mains water connection ideal for equestrian use or a smallholding. SERVICES Private drainage, mains water and electricity are connected. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org NOTES An insurance claim for subsidence was made in 2003. The associated remedial works included the removal of one oak tree and a Garrya shrub from the garden, as well as internal redecoration. Structural repairs were minimal and primarily involved in filling historic cracks with cementitious grout and re-plastering. No significant structural intervention was required. A new structural survey in 2025 considers Marsh Mill House to be in a reasonable condition for a property of its age and type. The observed cracking is judged to be the result of long-term, historic movement over a minimum period of 21 years. All cracks identified fall within Categories 0, 1, or 2 of the BRE Digest 251 classificatio, meaning they are considered minor and suitable for routine cosmetic repair as part of normal redecoration. A full report is available on request

Constructed in 2021 to an exceptional specification, this outstanding contemporary residence presents an enviable blend of cutting edge design, energy efficiency and luxurious family living. Occupying a private and secluded position behind secure automated gates, the property has been thoughtfully designed throughout to offer both impressive entertaining space and superb day-to-day practicality, complemented by an extensive range of premium technological features. Approached via a private roadway, electrically operated entrance gates provide secure access to the property via remote controls, keypad entry or mobile phone integration, allowing convenient remote opening for visitors. Beyond the gates, generous permeable driveways provide extensive parking and have been carefully engineered to allow rainwater drainage naturally towards the adjoining brook. The property is further enhanced by beautifully established landscaped gardens, pathways and enclosed grounds, creating an attractive and secure environment ideal for family life and outdoor entertaining. Additional parking areas provide space for trailers or further vehicles, while the oversized integral garage benefits from dual remote-controlled doors. The welcoming reception hall immediately sets the tone for the quality found throughout the home, featuring a striking contemporary oak staircase rising to a dramatic galleried landing with sleek glass balustrading. Natural light floods the space, creating an elegant first impression. At the heart of the property lies a magnificent open-plan kitchen, dining and family room. A beautifully designed social space perfectly suited to modern living. Expansive bi-fold doors seamlessly connect the interior with the gardens beyond, while the bespoke Ralph Winters kitchen showcases elegant Scandinavian inspired cabinetry, sophisticated programmable lighting and an exceptional range of integrated Neff appliances, including twin ovens, warming drawers, coffee machine, induction hob with integrated extraction, full height fridge and freezer, wine cabinet and dishwasher. Clever storage solutions, illuminated shelving and a substantial central island further enhance the kitchen’s refined functionality. The adjoining family area benefits from integrated media cabinetry together with hard wired television and internet connectivity, while a separate triple aspect sitting room offers a more formal retreat, complete with French doors opening onto the gardens and a contemporary electric fireplace with digital lighting effects creating a striking focal point. Further ground floor accommodation includes a well appointed study/home office with ultra-fast broadband connectivity, a comprehensively fitted utility room with integrated appliances and bespoke storage, a cloakroom/WC and access to the plant room. The property has been designed with sustainability and comfort firmly in mind, featuring triple glazed windows and bi-fold doors, underfloor heating throughout both floors, and an energy efficient air source heat pump system. Each room benefits from independently programmable temperature controls accessible via smartphone app or local controls, while recirculated hot water ensures near instant hot water delivery throughout the home. Electric Velux roof lights with integrated rain sensors and remotely operated blinds further enhance both comfort and convenience. The property also benefits from an impressive EPC rating of B. The first floor continues to impress, centred around the stunning galleried landing. The luxurious principal suite provides an elegant private sanctuary, featuring a Juliet balcony, bespoke walk-in dressing room with automatic lighting and a beautifully appointed en suite bathroom complete with freestanding bath, digitally controlled power shower, heated illuminated mirror and programmable towel rails. A generous guest suite also enjoys fitted wardrobes with automatic lighting and a stylish en suite shower room finished to an equally high standard. Three further bedrooms provide excellent family accommodation, many featuring vaulted ceilings and dramatic full-height glazing which flood the rooms with natural light and further enhance the home’s sense of space. Bespoke fitted wardrobes with integrated lighting, soft close drawers and thoughtfully designed storage solutions continue the property’s exceptional attention to detail. A luxurious family bathroom completes the first floor accommodation, featuring contemporary fittings, a freestanding bath, separate shower enclosure and premium heated mirrors and towel rails. Outside: To the front of the property, a generous driveway provides ample parking alongside two additional allocated parking bays and access to the integrated double garage with electric doors. Designed to maximise exceptional indoor-outdoor living, the south facing rear garden enjoys an expansive sun terrace seamlessly connected to the house via two sets of bi-fold doors. An ideal setting for both relaxed family living and entertaining. The beautifully landscaped gardens are of an excellent size and are further enhanced by a magnificent mature Lucombe oak tree, creating a striking focal point and a wonderful sense of character and maturity. Area Perfectly positioned to enjoy the very best of both city and country living, the property lies within easy reach of Exeter’s historic Quayside, the River Exe and the surrounding Devon countryside, while Dartmoor National Park and the stunning South Devon coastline remain readily accessible. Exeter city centre, Exeter University and Exeter International Airport are all approximately ten minutes away, with excellent transport connections via the M5 motorway and regular direct rail services from Exeter St David’s to London Paddington in approximately two hours. The property is also ideally situated for access to a number of Exeter’s most highly regarded state and independent schools, including St Leonard’s Primary School, Exeter School, The Maynard School and The Cathedral School.

Nestled within the highly sought-after village of West Hill, surrounded by beautiful mature countryside and set within its own private grounds, Southernhay is a truly breathtaking contemporary residence. Designed to elevate indoor-outdoor living, the home features expansive bifold doors opening onto three separate raised terraces, each perfectly positioned to enjoy the views of its own garden and the countryside views beyond. The seamless connection between the interior and landscape invites you to slow the pace of life and fully embrace the peaceful surroundings. A striking double height glazed entrance creates an unforgettable first impression, flooding the home with natural light and framing the countryside views beyond. An elegant oak and glass staircase rises to a galleried landing, while statement lighting forms a stunning architectural focal point. The centre-point of the home is the sleek open-plan kitchen, dining and family room, an exceptional space designed for both relaxed family living and sophisticated entertaining. Thoughtfully configured around sociable cooking, the room effortlessly extends outdoors via two sets of bifold doors opening onto separate terraces, allowing you to follow the sun throughout the day and enjoy alfresco dining. The contemporary kitchen is centred around a statement island with a downward extraction induction hob and is complemented by a range of integrated appliances including Neff double ovens, a warming drawer and integrated fridge, freezer and dishwasher. A well appointed utility room provides extensive storage, external access and a practical shower area, ideal for muddy dogs and countryside living. Also on the ground floor is a cosy sitting room or snug, offering flexibility as an additional bedroom if required. Completing the ground floor accommodation is a generous double bedroom with doors opening onto the garden, alongside a beautifully fitted contemporary shower room. The principal bedroom suite is wonderfully spacious, featuring a tucked-away dressing area and bifold doors opening onto a private terrace with elevated peaceful rural views. The luxurious en-suite bathroom includes a freestanding bath and a large walk-in shower enclosure. The second bedroom is an impressive dual-aspect room with striking floor-to-ceiling windows, creating a wonderfully light and airy atmosphere. It also benefits from a substantial dressing area with space for extensive wardrobes or the potential for a walk-in wardrobe, together with access to a Jack and Jill bathroom. A further third bedroom completes the first-floor accommodation. Outside: Southernhay is set within beautifully mature grounds, approached via a sweeping driveway providing ample off-road parking and access to both double and triple garages. To the rear of the property, a secluded woodland area creates a peaceful retreat, complete with decking and a hot tub, providing the perfect place to relax and unwind. A pretty side garden features a sizeable summer house with power, heating and lighting, as well as a very useful secure store below the side sun terrace. An additional gated entrance provides further hardstanding parking, ideal for a caravan, boat or additional vehicles. Area West Hill is a quiet and desirable residential village in East Devon, located just west of Ottery St Mary and a short drive from Exeter. Known for its leafy surroundings, spacious homes, and strong community feel, the area offers a semi-rural lifestyle with easy access to both countryside and coastal attractions. Residents benefit from local amenities including a primary school, village shop, pub, and nearby walking routes through woodland and open countryside. West Hill is popular with families and retirees seeking a peaceful setting while remaining well connected to Exeter, the M5, and the Jurassic Coast. Services: Underfloor heating, Air Source Heat Pump and MVHR Mains electricity, water and drainage EPC: TBC Council Tax Band: F Local Authority; East Devon

An exceptional detached equestrian residence enjoying a prestigious edge of village setting within the Quantock Hills, commanding breathtaking countryside and coastal views. Offering beautifully appointed four bedroom, four bathroom accommodation, the property stands in 4.43 acres with stabling, ménage, garaging and extensive parking. Wyndham Lodge occupies an enviable position on the very edge of this highly sought after Quantock Hills village, approached via a quiet country lane and perfectly positioned to take full advantage of its spectacular panoramic views across rolling farmland towards the Quantock Hills and the Bristol Channel. Originally constructed as a detached bungalow in the 1950s, the property has been transformed through an extensive programme of enlargement and refurbishment completed in 2018/19, creating a striking contemporary home. A dramatic full-height glazed apex frontage floods the interior with natural light and provides an impressive introduction to the beautifully designed accommodation within. The property combines modern comfort with energy efficiency, benefiting from electric heating complemented by photovoltaic (PV) solar panels with battery storage, double glazed windows and doors throughout, and is offered for sale inclusive of fitted carpets and floor coverings. The beautifully presented accommodation is arranged over two floors and, in brief, comprises a double glazed entrance door opening into a welcoming reception hall, which flows seamlessly into a truly impressive sitting room. Flooded with natural light from a striking full-height glazed feature, this elegant space enjoys wonderful views towards the coast and is centred around a marble fireplace with inset wood-burning stove. An attractive oak and glazed staircase rises to the first floor, while double doors open into the heart of the home. The superb open plan family living space is designed for both entertaining and everyday living. Triple opening sliding doors frame delightful views across the rear gardens towards the Quantock Hills whilst providing direct access to the terrace and gardens creating an effortless connection between the indoors and outside. The room offers generous sitting and dining areas, complemented by a further wood burning stove and a beautifully appointed kitchen fitted with an extensive range of base and wall units with a peninsula bar and one and a half bowl sink with mixer tap. Integrated appliances include an LPG hob, eye-level double oven and dishwasher together with the warmth and character of an oil-fired Aga. A multi-pane door leads through to a well-equipped utility room with matching cabinetry, plumbing for a washing machine and access to the rear garden. Continuing through the property, an inner hallway provides an additional storage cupboard, a further external door, and access to a cloakroom fitted with a contemporary white suite. The ground floor also offers two generously proportioned double bedrooms, both enjoying beautifully appointed en-suite bathrooms and delightful views over either the surrounding countryside or towards the coast. The first floor continues to impress with two further double bedrooms, each benefiting from en-suite facilities. The magnificent principal suite is particularly noteworthy, featuring a striking galleried balcony overlooking part of the sitting room and the full height glazed windows that capture breathtaking views across open farmland to the coast and welsh coastline. The suite is complemented by an extensive range of fitted wardrobes and a luxurious contemporary en-suite bathroom featuring a freestanding slipper bath and separate walk-in shower. The property is approached via double entrance gates leading onto a sweeping tarmac driveway, providing extensive parking and turning areas together with access to the garages and outbuildings. Lawned gardens extend to the front and side of the property with mature orchard, interspersed trees and shrubs, a polytunnel and access track leads to the ménage and paddocks. To the rear, a generous paved terrace with attractive rockery ponds provides an ideal setting for outdoor entertaining, beyond which sweeping lawns lead to post and rail fencing adjoining the surrounding land. The gardens and grounds extend to approximately 4.43 acres and are thoughtfully arranged into a number of well-fenced paddocks, making the property ideally suited to equestrian or smallholding use. Facilities include a sand school ménage, two garages, a workshop, a substantial timber stable block with six loose boxes, a further detached stable block with two loose boxes and adjoining turnout paddock, a variety of useful stores, together with a detached timber lodge offering excellent potential for holiday letting or Airbnb accommodation, subject to any necessary consents. Agent's Note There is the opportunity to purchase an additional 10 acres of pasture land by separate negotiation. Located directly opposite the property on the opposite side of the lane, this land also includes a 40m x 20m ménage together with a substantial 20m x 20m steel-framed, timber-clad barn. Services Mains water and electricity. Electric heating. Photovoltaic (PV) solar panels with battery storage and Feed-in Tariff. Private drainage via a sewage treatment plant. Tenure Freehold.

Occupying a peaceful and highly desirable position within the charming hamlet of Higher Metcombe, on the fringes of the sought after village of West Hill, this exceptional detached residence combines striking contemporary architecture with beautifully crafted interiors and outstanding outdoor living spaces. Key features Designed to maximise both comfort and enjoyment of its idyllic surroundings, the property offers an impressive level of accommodation, thoughtfully arranged to create a seamless balance between family living and entertaining. At the heart of the home lies a superb open-plan kitchen and dining room, featuring a bespoke fitted kitchen with integrated appliances, elegant stone work surfaces and generous space for informal dining and social gatherings. The principal bedroom suite provides a luxurious private retreat, complete with a walk-in dressing room, stylish en-suite bathroom and a charming oak-framed orangery overlooking the gardens. Three further double bedrooms offer excellent accommodation for family and guests, complemented by a guest en-suite and a beautifully appointed family bathroom. A particular highlight of the property is the magnificent triple-aspect sitting room, flooded with natural light and opening onto a substantial balcony from which to enjoy far-reaching views across the surrounding Devon countryside. Underfloor heating throughout further enhances the home’s modern credentials. Outside, the property continues to impress. Securely enclosed and meticulously landscaped, the gardens have been designed to provide complete privacy whilst creating a series of enchanting outdoor spaces for relaxation and entertaining. Mature lawns and trees lead to expansive terraces and seating areas, which are complemented by an outdoor kitchen, a heated rondavel, productive kitchen garden, woodland area and an attractive summer house. The approach to the property is equally impressive, with gated access leading to a generous driveway providing ample parking and a substantial double garage with additional storage. A second gated entrance leads to a further driveway and garage and reveals one of the property’s most captivating features, a beautifully crafted, hidden wine cellar accessed via a striking spiral staircase. Location Higher Metcombe enjoys an enviable rural setting surrounded by some of East Devon’s most attractive countryside, whilst remaining conveniently close to excellent local amenities. The neighbouring village of West Hill is renowned for its woodland walks and strong sense of community, offering a primary school, church, village stores, post office and local services. Venn Ottery Common lies within easy walking distance, providing acres of unspoilt countryside and scenic walking routes. The historic town of Ottery St Mary, approximately 1.2 miles away, offers a wider range of amenities including independent shops, cafés, traditional inns and the highly regarded King’s School. For those who enjoy coastal pursuits, the beautiful East Devon coastline is readily accessible, with the popular seaside towns of Sidmouth, Budleigh Salterton and Exmouth all within easy reach. The Cathedral City of Exeter, approximately ten miles away, provides an extensive selection of cultural, educational, recreational and retail facilities, together with excellent transport links and a number of highly respected independent schools. The nearby Woodbury Common offers outstanding walking and riding opportunities, whilst the acclaimed Woodbury Park Golf & Country Club provides superb leisure facilities within a picturesque setting. Services Mains water, electricity, drainage and underfloor heating. Local Authority East Devon District Council Council Tax Band G

A charming former chapel dating back to 1835 (unlisted), beautifully converted into a spacious four-bedroom home and complemented by a range of useful outbuildings, all set within approximately 1.3 acres. Uniquely, the property also includes full planning permission for three self-build plots, an exceptional opportunity in this peaceful hamlet just two miles from the sought-after village of Nether Stowey. It will particularly appeal to multi-generational families wishing to create a cluster of homes for parents, children or extended relatives to live close by while retaining their own independence. The self-build plots also present an exceptional opportunity for buyers looking to design and create homes to suit their own needs In addition there are a range of useful /versatile outbuildings Dating back to 1835, the chapel has been thoughtfully converted and adapted over the years to provide practical and spacious accommodation, with versatile living areas including four reception rooms and a large, modern open-plan kitchen/family room featuring a range of integrated appliances. Conveniently, there is also a generous utility/boot room, ideal for country living. Originally a Providence Chapel, the original commemorative plaque remains in the hall, where there is also access to the former baptistry (now offering potential storage). A choice of sitting, dining rooms, snug and garden room all enjoy views over the surrounding countryside and gardens. On the first floor there is a choice of four double bedrooms with two en-suite bathrooms and a family bathroom. The property benefits from double glazing and oil fired central heating and has recently undergone extensive damp proofing works. Outside The property occupies a plot of approximately 1.36 acres with a large driveway providing ample parking. The double garage has been adapted to incorporate an office/studio that could lend itself to a variety of uses, while an adjacent further garage building is ideal for storing garden machinery. The gardens surround the property, featuring open areas of sweeping lawn and a water feature set within a low-maintenance shingled area. A small section of ground previously used as a graveyard, with retained headstones, has also been preserved as part of the site’s history. A former paddock, now granted change of use to domestic curtilage, includes two further brick-built outbuildings. The paddock also benefits from outline planning consent for three ‘self-build’ homes, providing a new owner with valuable options—whether to accommodate extended family or to develop and sell. THE PLOTS The former paddock, now incorporated into the domestic curtilage, includes two brick-built outbuildings and offers exceptional further potential. Outline planning permission (Ref: 28/23/00001) has been granted for the creation of three self-build homes, together with associated garaging, parking and a new access from Whitnell Lane. This provides a rare opportunity for a purchaser to design and construct bespoke dwellings for multi-generational living, or alternatively to develop and sell as an investment project, subject to the approval of reserved matters Please note: The outline planning permission for the paddock has been granted specifically for three self-build homes. Any future sale of the individual plots will need to comply with the local authority’s self-build criteria. These typically require purchasers to commission and construct the dwelling for their own occupation, rather than for speculative development, and may restrict the onward sale of plots before or during construction. Services Oil central heating, mains electricity and water. Private drainage We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk

A magnificent individual country home enjoying a commanding position with truly unrivalled views across the surrounding countryside towards Glastonbury Tor. Offering exceptional flexibility, the main residence provides generous five-bedroom accommodation, complemented by adjoining three-bedroom ancillary accommodation, creating an outstanding opportunity for multi-generational living, guest accommodation, or those seeking space to work from home in comfort. Set within beautifully established gardens and grounds, the property combines tranquillity, privacy and lifestyle appeal, while remaining highly accessible to nearby towns, amenities and transport links. The setting is both peaceful and impressive, with far-reaching views forming a spectacular backdrop to everyday living. The principal house offers well-proportioned and versatile accommodation, ideal for modern family life and entertaining. The adjoining accommodation further enhances the appeal, providing independence and flexibility without compromising the connection to the main home. Outside, the lifestyle credentials are exceptional. A heated swimming pool, all-weather tennis court and two-acre paddock provide superb leisure and recreational opportunities, while the established gardens offer colour, maturity and privacy throughout the seasons. A substantial triple garage block adds further practicality, ideal for car enthusiasts, storage, or potential workshop use. This is a rare opportunity to acquire a substantial and distinctive home in a beautiful Somerset setting, offering space, flexibility and a lifestyle that is increasingly hard to find. Sellers Insight “I will be very sad to leave Lion Court Lodge. This has been my much-loved home for 34 happy years, and I have always treasured the peace, privacy and tranquillity that comes with living on Dancing Hill. The views are something I will miss enormously. Waking up to the wildlife, with deer, woodpeckers and the dawn chorus, has been a real privilege. Some of my happiest memories have been spent around the swimming pool. On warm summer weekends, it has always been a wonderful gathering place for children, family and friends. Swimming and entertaining after dark, with the pool lights glowing and the stars overhead, has felt quite magical. After 34 years, the time has come for me to downsize. Lion Court Lodge now feels ready for a new family to enjoy everything it has to offer and to make their own special memories here.” Step Inside – The Main House Built for our clients some 34 years ago to exacting standards, Lions Court Lodge is a remarkable individual home, designed from the outset to provide generous and flexible accommodation for two families while making the very most of its elevated position and far-reaching views towards Somerset countryside including Glastonbury Tor and the Mendip Hills. The main house makes an immediate impression, with a stunning dining hall featuring a marble floor and bespoke stained-glass window. From here, a private internal door connects to the adjoining property, allowing the two homes to work together when required, while still retaining privacy and independence. The principal sitting room is an elegant and welcoming space, centred around a striking fireplace and enjoying views over the gardens and swimming pool. A separate garden room further enhances the living space, taking full advantage of the beautiful outlook across the gardens and surrounding countryside. The kitchen/breakfast room is well arranged and filled with natural light, with multiple windows framing the views. It is fitted with a range of units, integrated appliances and an oil-fired Aga, with ample room for a table and chairs for informal dining. A practical utility room provides useful additional workspace and direct access outside. The home was clearly designed around its setting, and this is particularly evident on the first floor, where a second sitting room connects to a stunning glazed viewing room with a small balcony. This exceptional space enjoys panoramic views across the gardens, countryside, Glastonbury Tor and the Mendip Hills, with air conditioning installed to ensure comfortable year-round use when the sun shines. There are a choice of principal bedrooms on this floor, including one with direct access onto the viewing room and a further double bedroom with en-suite shower room and wonderful views. Bedroom four/five was thoughtfully designed with teenagers or guests in mind, offering accommodation arranged over two floors, with a choice of sleeping areas, dressing space and an en-suite shower room Step Inside – The Adjoining Home The accommodation has been thoughtfully designed to provide a well-balanced and highly comfortable home in its own right. Arranged across the ground floor, it offers generous private accommodation with its own independent front door, while also benefiting from an internal connection to the main house, should the two homes wish to operate together. The accommodation opens into a modern kitchen/dining room, enjoying a pleasant front aspect and fitted with a range of contemporary units and integrated appliances. From here, bespoke oak and glass doors lead through to a generous sitting room, creating an elegant sense of flow and separation between the living spaces. The sitting room is a particularly welcoming space, with French doors opening directly onto a private rear patio, ideal for morning coffee, outdoor dining, or simply enjoying a quiet outlook over the gardens. The principal bedroom is generously proportioned and enjoys views towards Glastonbury Tor and the Mendip Hills. It is further enhanced by a private dressing room and an en-suite shower room with marble tiling, creating a comfortable and refined principal suite. There are two further double bedrooms, both well suited for family, guests, or flexible use, along with a well-appointed bathroom featuring a roll-top bath and separate shower enclosure. Together, the accommodation offers privacy, independence and versatility, making it ideal for multi-generational living, guests, or dependent relatives Step Outside Lion Court Lodge sits within an overall plot of around 3.3 acres, enjoying a wonderfully private setting while remaining conveniently placed for local amenities and access links. Double wrought-iron gates open onto a block-paved driveway, creating an impressive approach to the front of the property. A substantial detached triple garage block, complete with attic room above, provides excellent space for car enthusiasts, storage, hobbies or potential further use, subject to any necessary consents. To the left-hand side of the driveway, a gate gives easy access to the adjoining paddock, extending to around 2 acres and offering excellent lifestyle opportunities, whether for those with equestrian interests, smallholding ambitions, or simply the desire for space and privacy. Directly opposite the house, a gate opens into the secluded heated swimming pool area. Set within private surrounds and complemented by generous patio space, this is a superb setting for relaxing, entertaining and enjoying the warmer months. A purpose-built shower and changing area completes this much-loved and well-used part of the garden. The gardens wrap beautifully around the properties and have been carefully designed to make the most of the outstanding views, while also creating a series of inviting spaces for sitting, dining and relaxing in either sun or shade. Discreet patios are positioned throughout the grounds, allowing the outlook and orientation to be enjoyed at different times of the day. At the far end of the garden, an all-weather tennis court provides a further lifestyle feature, enhancing the sense of leisure, space and enjoyment that defines Lion Court Lodge. Services Oil central heating ( one boiler for each home) mains electricity and water. Private drainage. There is a well which the owner uses to fill the swimming pool. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk

A superb individual architect designed detached residence within The Exmoor National Park located on the outskirts of the village enjoying wonderful views over adjoining farmland towards Dunkery and with a detached double garage block incorporating stabling and a holiday cottage. Occupying an enviable position on the edge of the highly sought after Exmoor village of Wootton Courtenay, Glebe House is an exceptional architect designed detached residence located off a No through country lane enjoying wonderful uninterrupted views across adjoining farmland towards Dunkery Beacon, the highest point on Exmoor. Built in 2000 by the present owners for their own occupation, this impressive home combines traditional craftsmanship with generous, versatile accommodation extending to approximately 3,298 sq. ft, all set within approximately three quarters of an acre of beautifully landscaped gardens and grounds. Constructed to a high standard, the property benefits from oil-fired central heating, hardwood double glazed windows and is offered for sale with fitted carpets included. A particular feature is the detached double garage building incorporating two loose boxes and a superb self-contained one-bedroom holiday cottage, currently operating successfully as Dunkery View (www.dunkeryview.co.uk). The cottage provides an excellent income stream but is equally suited as independent accommodation for family members and also benefits from planning permission to extend, creating a second bedroom if required. Accommodation A welcoming entrance lobby opens into an impressive reception hall, creating an immediate sense of space and setting the tone for the accommodation beyond. A useful cloakroom is conveniently positioned off the hall before the home opens into a series of elegant reception rooms, all thoughtfully arranged to make the very best of the stunning countryside setting. The beautifully proportioned sitting room is flooded with natural light from two aspects, with sliding doors opening directly onto the gardens and framing breathtaking views towards Dunkery. A feature fireplace housing a wood-burning stove creates a cosy focal point, making this an ideal room for both entertaining and everyday living. The adjoining dining room enjoys similar dual-aspect views and direct access to the garden, providing an excellent space for formal dining, whilst the separate family room offers a more relaxed retreat with a second wood-burning stove set within an attractive brick fireplace and delightful outlooks across the gardens. A separate fitted study overlooking the front gardens provides an ideal home office or quiet reading room. At the heart of the home lies the superb kitchen and breakfast room, fitted with an extensive range of cabinetry complemented by granite work surfaces and a matching central island incorporating a circular stainless steel sink. Integrated appliances include an electric oven, induction hob and dishwasher, whilst the traditional four oven oil fired Aga provides both cooking facilities, supplementary hot water and heating one radiator. The room enjoys a dual aspect with stable door opening into a separate utility room fitted with a Belfast sink, further storage, plumbing for washing machine, boiler cupboard housing the oil-fired boiler, a generous shelved walk-in pantry together with a separate WC. A staircase from the reception hall rises to a spacious first floor landing where the outstanding countryside views continue throughout the bedroom accommodation. The principal bedroom enjoys magnificent dual-aspect views towards Dunkery and benefits from an extensive range of fitted wardrobes together with an en-suite bathroom featuring both bath and tiled separate shower. Adjoining the principal suite is a dressing room which can also be used as a fifth bedroom. There are three further double bedrooms, two of which have the benefit of en-suite shower rooms and built in wardrobes and all enjoy spectacular rural views. A well-appointed and generous family bathroom completes the accommodation and is fitted with a bath set in a part tiled surround, separate tiled shower, low level WC and pedestal wash basin. Holiday Cottage The detached holiday cottage provides beautifully presented independent accommodation with its own private entrance and gardens. An entrance porch leads into a hallway with useful understairs storage. On the ground floor there is are a modern shower room together with a practical utility room incorporating a Belfast sink, laundry facilities and oil-fired central heating boiler, with glazed doors opening directly onto the garden. A staircase from the hall rises to the first floor where an attractive open-plan living area has been created. The fitted kitchen is equipped with integrated cooking appliances, breakfast bar and Velux roof window, flowing naturally into the comfortable sitting room which enjoys delightful rural views across the surrounding countryside. A double bedroom offers lovely views over the gardens towards Dunkery and includes generous eaves storage. Outside The property is approached over a short bridleway and through double timber entrance gates opening onto a gravelled forecourt with extensive parking. A tarmac driveway continues to the front of the house, providing additional parking and turning space. The detached garage block incorporates a double garage with light, power and personal door together with two loose boxes, making the property particularly appealing to those with equestrian interests or requiring excellent ancillary storage. The beautifully maintained surrounding gardens and grounds extend to approximately three quarters of an acre and are predominantly laid to lawn with mature well stocked flower and shrub borders, specimen trees, orchard, productive raised vegetable beds and greenhouse. A delightful raised stone faced fish pond with water feature and generous paved terrace provide ideal areas for outdoor entertaining, complete with external lighting. A further private paved terrace can be found immediately off the dining room ideal for Al fresco dining. The gardens enjoy an exceptional degree of privacy and seclusion whilst taking full advantage of the magnificent views across the surrounding countryside towards Dunkery Beacon. SERVICES Mains water, electricity and drainage. Oil-fired central heating. TENURE Freehold. COUNCIL TAX Main House – Band G Holiday Cottage – Commercial rated for business use. EPC Ratings Main House – D Holiday Cottage – D

Lot 1- The whole: Farmhouse, cottage, stables, outbuildings and 162 acres. Lot 2 – House, cottage, stables, outbuildings, and 76.025 acres. Lot 3 – Land on the East side of the farm, 86.69 acres. Our clients ideally wish to sell the property as a whole; however, they recognise there may be genuine interest in purchasing in various lots. The lots indicated have been selected as the most practical divisions available, but our clients remain open to considering alternative lotting arrangements depending on the level and nature of interest expressed. They reserve the right to alter the individual lotting accordingly, subject to negotiation. The Property Situated in the heart of Exmoor National Park, this traditional 162-acre holding presents a rare and versatile opportunity for discerning buyers, whether seeking a working farm, an equestrian haven, or a peaceful rural lifestyle immersed in nature. Accessed via a private drive, the property enjoys a wonderfully secluded and tranquil position, surrounded by gently rolling countryside and the timeless beauty of the Exmoor landscape. Despite its privacy, it remains conveniently close to the village of Withypool and its local amenities. At the heart of the holding lies a characterful five-bedroom farmhouse, full of warmth and original features. Accompanying this is a delightful three-bedroom cottage, ideal for extended family, guests, or holiday let potential (subject to necessary planning permissions). The land itself is a patchwork of gently sloping pasture, moorland fringe, mature woodland, and the meandering Pennycombe Water, providing excellent grazing and a rich natural environment. A range of modern agricultural buildings, including barns and stabling, support a variety of uses—ideal for livestock, horses, machinery, or storage. With access to Exmoor’s open moorland, riders can explore miles of spectacular countryside straight from the doorstep. Offered for sale for the first time in over 30 years, this substantial holding is suited to a range of uses—agricultural, equestrian, residential, or conservation. Available as a whole or in lots, it combines flexibility with an unrivalled location in one of the West Country’s most unspoilt and sought-after areas. This is more than a farm—it’s a way of life. A property steeped in natural beauty and rural tradition, offering peace and tranquility in the heart of Exmoor. Lifestyle Exmoor offers an exceptional rural lifestyle, combining natural beauty with a genuine sense of place. For lovers of the outdoors, the opportunities are endless—horse riding across open moorland, walking through ancient oak woodlands and deep river valleys, fly fishing on the River Barle or Exe, or simply observing the abundant wildlife, including red deer and Exmoor ponies. The area is also renowned for its field sports, with nearby estates offering excellent shooting. Exmoor’s Dark Sky Reserve status also makes it a destination for stargazing, with some of the clearest night skies in the country. Life here moves at a gentler pace—rooted in community, tradition, and the changing seasons—yet remains within reach of excellent schools, transport links, and market towns. Whether you are looking for a working farm, an equestrian base, or a peaceful country retreat, this property offers a rare chance to become part of the fabric of Exmoor. MAIN HOUSE The property is approached via the front door into a welcoming entrance porch, which opens into a generous entrance hall. From here, there is access to a downstairs W.C. and the well-proportioned ground floor accommodation. At the rear of the house, the snug offers a particularly cosy and inviting retreat, featuring a charming stone-pointed fireplace with an inset wood-burning stove. Rich in character, this room is ideally suited for quiet winter evenings or as a peaceful daytime escape, full of warmth and traditional charm. Leading from the entrance hall, the traditional farmhouse kitchen enjoys views over the beautifully maintained gardens to the rear. Full of rustic character, the kitchen is equipped with an oil-fired AGA, which provides both cooking and hot water for Bedroom 1. Bright and welcoming, it offers a comfortable and practical space that perfectly reflects the essence of country living, with a strong connection to the surrounding landscape. Off the kitchen is a useful walk-in pantry, ideal for additional storage. The kitchen also provides access to the conservatory, a peaceful and light-filled space with lovely views over the garden. It offers an ideal spot to enjoy the surrounding nature in comfort throughout the seasons. To the rear of the kitchen is a highly practical utility room, well suited to a countryside lifestyle. There is also a sink and an external door providing convenient access to the front of the property. Off from the utility room is a smaller room housing the boiler with ample space for coats and boots. Adjacent to the kitchen is a versatile office or study with its own external door, ideal for home working or as a quiet reading space. On the opposite side of the house, and accessed from the main entrance hall, is a particularly spacious and elegant dining room. This grand room features a staircase rising to the first floor and offers excellent space for entertaining. A door leads through to the double-aspect sitting room, which enjoys an open fireplace and sliding doors to the garden. This wing of the house is ideally suited for entertaining or relaxed family gatherings, combining generous proportions with a warm and welcoming atmosphere. The staircase rises from the dining room to a large and airy landing, which serves the first-floor accommodation. The principal bedroom suite is particularly generous, enjoying wonderful views over the gardens and the valley beyond. It is well appointed with its own dressing room, an en suite shower room with bath, and a separate W.C., offering privacy and comfort in equal measure. Also accessed from the landing is Bedroom 5, a comfortable room with built-in wardrobes, ideal as a guest room or additional family bedroom. Adjacent to this is a well-fitted family bathroom. A corridor leads from the main landing to Bedrooms 3 and 4, both of which are light and well-proportioned, with views across the village and towards Withypool Hill, capturing the charm of the Exmoor landscape. At the far end of the corridor is Bedroom 2, forming a second suite with its own dressing room, en suite bathroom, and elevated views over the surrounding countryside. This second suite provides an ideal arrangement for multi-generational living, guests, or older children seeking a little more privacy. Adjoining the main house is a charming and well-proportioned three-bedroom cottage, offering generous single-storey accommodation. With its own private entrance and a sense of separation from the main residence, the cottage provides excellent versatility—ideal for multi-generational living, guest accommodation, staff housing, or as a holiday let subject to the necessary consents. The cottage is thoughtfully laid out with a comfortable sitting room, a well-sized kitchen, and three bedrooms, all arranged on one level for ease of access. A private garage and dedicated parking area enhance its independence. This additional accommodation not only extends the flexibility of the overall property but also offers potential for supplementary income or a secure base for extended family in this sought-after Exmoor setting. OUTSIDE Stables and Outbuildings Halsgrove benefits from an excellent and well-balanced range of outbuildings, combining both modern and traditional structures to serve a variety of agricultural and equestrian needs. A charming stable yard forms part of a courtyard arrangement and includes six loose boxes, a tack room, and a feed room, all thoughtfully laid out for ease of use and management. The stables are easily accessible from both the farmhouse and surrounding paddocks, making them ideal for private equestrian use . The courtyard layout creates a sheltered and practical environment, enhancing dayto-day functionality throughout the seasons. In addition to the main stables, there are several smaller outbuildings providing useful storage for tools, equipment, or garden machinery, along with potential scope for workshop space or conversion to further ancillary uses (subject to planning). These outbuildings reflect the property’s adaptability and capacity to accommodate a wide range of rural pursuits. Two larger modern agricultural buildings are discreetly positioned away from the main house to preserve the peaceful setting. One of these is a spacious Dutch barn, offering ample room for machinery, or livestock, while the second is a steel-framed general-purpose building suitable for a variety of farming operations. These buildings are robust, well-maintained, and serviced by good vehicular access, enabling smooth operation for both small-scale and more commercial agricultural enterprises. Together, the stables and outbuildings at Halsgrove provide a comprehensive and highly versatile infrastructure, supporting everything from private equestrian use and smallholding activities to larger-scale farming or diversification projects, all set within a beautifully unspoilt Exmoor landscape. Gardens and Grounds Mature hedging borders the private drive, creating a welcoming and secluded approach to Halsgrove Farm. A particularly appealing feature of the property is its beautifully established and well-maintained gardens, which provide a tranquil and picturesque setting around the house. Thoughtfully landscaped, the gardens are laid predominantly to lawn and interspersed with a rich variety of mature trees, seasonal shrubs, and flowering plants that offer interest and colour throughout the year. Sheltered seating areas are carefully positioned to enjoy the sun at different times of the day, creating ideal spots for outdoor dining or quiet reflection. A paved patio lies adjacent to the house, offering a perfect place to relax while taking in the views over the garden and beyond. A natural pond, fed by surface water run-off, adds further charm and biodiversity, attracting a range of wildlife and enhancing the peaceful atmosphere. Additionally, a timber cabin tucked away within the garden provides a delightful retreat, suitable for use as a summerhouse, studio, or home office. OUTSIDE Land and woodland In total, Halsgrove extends to approximately 162 acres, comprising a delightful mixture of gardens, pasture, and mature woodland. The land has predominantly been used for livestock grazing, with around 76 acres on the western side, including sloping meadows and a beautiful valley that leads to Pennycombe Water—a haven for wildlife and a place of peaceful serenity. The majority of the woodland within the valley leading towards the village is designated as ‘Priority Habitat,’ with areas identified by Natural England as Ancient and Semi-Natural Woodland. Its convenient access and well-maintained boundaries make it a versatile holding, suitable for those looking to expand their existing farm or invest in productive countryside acreage within this highly sought-after part of Exmoor. The property incudes grazing rights on Withypool Common. The Delinked Payment (formerly known as the Basic Payment Scheme) is retained with the farm, and there are no other environmental stewardship or woodland schemes currently in place. The land plan has been provided by our vendor’s independent agent and is for identification and reference purposes only. It is not guaranteed and should not be relied upon as a statement of fact. Prospective buyers must satisfy themselves as to the accuracy of the boundaries and the description of the property. Any error or misstatement shall not annul the sale, nor shall it entitle either party to compensation in respect thereof. Fixtures and Fittings All fixtures and fittings unless specifically referred to in this document are otherwise expressly excluded from the sale of the freehold. Sporting, Hunting and Public Rights The hunting rights across the entire property are held by the Badgworthy Land Company. However, sporting, timber, and mineral rights are included with the sale. A public footpath runs along the lower section of the southern boundary, on the opposite side of the river closest to the village, and does not directly interfere with the house. Tenure The property is Freehold with the benefit of vacant possession (subject to any rights of holdover which may be required dependent on the completion date). Utilities and Services House: Private water, private drainage and mains electric plus generator, oil fired central heating. Cottage: Private water, private drainage, mains electric and Sandyford oil stove. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.uk Viewings Strictly via the selling agent Wayleaves, Rights of Way and Easements The property is being sold subject to and with the benefits of all rights including right of way (whether public or private) light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water, gas and other pipes whether referred to in these particulars or not. VAT Any guide price quoted is exclusive of VAT. In the event that the sale of the property, or any part thereof, or any rights attached to it, becomes a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser in addition to the purchase price. Fixtures and Fittings All fixtures and fittings unless specifically referred to in this document are otherwise expressly excluded from the sale EPC Ratiings Cottage - E Main House - E Council tax for house G Council Tax for cottage A

SELLERS INSIGHT What first drew us to the property, and what we have enjoyed so much over the last three years, is the wonderful sense of space, tranquillity and closeness to nature. With no near neighbours and an abundance of wildlife all around, it has been a true haven of peace and quiet. The shepherd’s hut and hot tub have added another lovely dimension to life here, giving us the chance to host friends and enjoy some very special get-togethers. We understand the previous owners also used the hut as a source of additional income, which may appeal to future owners. For anyone with green fingers, the polytunnel has been incredibly useful, complemented by a number of raised beds. It has also worked brilliantly as a log store, seasoning wood in as little as three months. One of the more unusual benefits for us has been the amount of garaging and parking. As car enthusiasts, we have loved being able to keep up to five cars under cover within the two large garages, with further space available on the driveways and hardstanding. We are only moving because we are ready to downsize. With around three acres here, it offers more land than we now need, but for the right buyer it provides a wonderful lifestyle opportunity in a peaceful and private setting. STEP INSIDE Positioned to make the very most of its commanding views across the Somerset countryside, Sanford House enjoys a beautiful south-facing aspect and offers spacious, adaptable accommodation with excellent flexibility. The principal sitting room has been thoughtfully designed to maximise the outlook, with no expense spared, including pocket doors that slide seamlessly into the wall to frame the views and create a wonderful connection to the outside. In cooler weather, a wood burner brings warmth and atmosphere, ensuring the room feels cosy whatever the season. A separate study provides a quiet space to work or retreat, while the generous dining/family room is equally versatile, enjoying lovely views, direct access to the gardens and the comfort of a further wood burner. The kitchen is beautifully appointed and well equipped with a range of integrated appliances, including double ovens and an induction hob, while the central island is perfectly placed to enjoy the outlook over the garden. Practicality has also been carefully considered, with a large utility room offering direct access outside and ample space for muddy boots, wet dogs or children after time spent outdoors. Even the boiler cupboard has been designed with useful drying space in mind. Upstairs, you are spoilt for choice with two bedrooms worthy of being the principal suite. At one end of the house, a superb bedroom enjoys a picture window that perfectly captures the views across the gardens and surrounding countryside, and is complemented by an air conditioning unit, ideal for warmer weather. Currently arranged as a gym, it is a wonderfully uplifting space that could easily inspire a workout with such an outlook. Adjoining is a luxuriously appointed shower room with a generous double enclosure. The second contender for the main bedroom is tucked further away, making it equally well suited as a private guest suite, and is also positioned to take full advantage of the stunning rural views. Its en suite bathroom is beautifully fitted, featuring a freestanding Lusso stone bath and separate shower enclosure. In addition, there are three further bedrooms and a well-appointed family shower room. STEP OUTSIDE Sanford House enjoys a beautifully peaceful and private setting, with uninterrupted views and a wonderful sense of seclusion. Offering much more than just a home, the property presents an exceptional lifestyle opportunity. An adjoining 2-acre paddock with its own vehicular access provides excellent versatility and is currently home to goats and chickens, although it could easily be adapted for equestrian use if desired. The property benefits from driveways on both sides of the house. To the left is a detached double garage with enclosed parking, while to the right there is a larger-than-average double garage, additional parking, and an adjoining timber studio with power connected. The beautiful sweeping level gardens adjoin open farmland and have been designed to make the very most of the glorious views. Interspersed with a variety of shrubs and mature trees, they create a wonderful backdrop for outdoor living and enjoyment. Tucked away in the far right-hand corner of the garden is a delightful shepherd’s hut with an adjacent wood-fired hot tub. This provides an idyllic retreat and has previously been used successfully as an Airbnb, with the right-hand vehicular access allowing for private guest parking. Alternatively, it is, of course, the perfect place for personal relaxation and enjoyment. Utilities and Services: Mains electricity, oil fired central heating (underfloor and radiators). Mains water. Private drainage. We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting https://checker.ofcom.org.ukurage you to check before viewing.