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Kentisbury, Barnstaple, Devon, EX31
Guide price £1,350,000 | 4 bedrooms | 33.0 acres

Property features

• Grade II Listed farmhouse
• Adjoining annexe/holiday cottage
• 4 self-catering holiday cottages
• Peaceful setting
• Outdoor swimming pool
• Childrens play area
• Walled gardens
• 33 acres in all

A glorious rural setting for this period farmhouse with self-catering holiday cottages set in its own 33 acres of rolling North Devon countryside. Grade II Listed 4 bedroom farmhouse with adjoining 2 bed annexe/holiday cottage, 4 self-catering holiday cottages, outdoor swimming pool, children's play area and walled gardens.
 
Introduction
The hamlet of Northcote, Devonshire is mentioned in the Domesday Book and records of the residents of Northcote can be traced back to the early 12th Century. Northcote Manor Farms Grade II Listed farmhouse and cottages date back to the 15th/16th Century and are surrounded by 33 acres of land which slopes down to a valley. Originally a farmhouse with stone barns the property is now a comfortable family home with 5 self-catering holiday cottages. This is an excellent opportunity for those looking for a home with income, multi-generational living or perhaps a smallholding/more self-sufficient lifestyle.

Situation
Peacefully located at the end of a lane, Northcote Manor Farm is surrounded by its own land in this beautiful part of North Devon with wooded valleys, steep hills and a rolling landscape. The property is 2 miles from the village of East Down with
its public house and range of community events. Barnstaple (9 miles) is the regional centre and offers the areas main commercial, leisure and shopping venues. At Barnstaple, access is gained to the North Devon Link Road (A361) which provides a fast route to the M5 motorway in Tiverton (Junction 27) about 40 miles. There is also the Tiverton Parkway Mainline Railway Station (London Paddington in just over 2 hours). Bristol and Exeter Airports can both be reached in about 2 hours.

The dramatic North Devon coastline where Exmoor meets the sea lies just to the north and can be enjoyed at locations such as Heddons Mouth, Combe Martin and The Valley of The Rocks at Lynton. The surrounding countryside offers miles of delightful walks, as well as riding and cycling and other outdoor pursuits. To the west, the coast runs down to the superb safe, sandy, surfing beaches of Croyde, Saunton Sands and Woolacombe, whilst the Taw and Torridge estuaries offer bathing, boating and fishing. Nearby Kentisbury Grange has the award winning restaurant, The Coach House by Michael Caines, which specialises in fine dining.

The Farmhouse
The Grade II Listed farmhouse is believed to date back to the 15th or 16th Century in part but was rebuilt in the 1700s. In a sheltered location overlooking the courtyard and cottages this comfortable farmhouse could be reconfigured to incorporate the adjoining cottage (stp).

Please refer to the floorplan but in brief the accommodation comprises: a vaulted entrance hall with doors off and stairs to the first floor. Sitting room with French doors to the garden, large inglenook fireplace with wood burning stove and beamed ceiling. Door to the dining room with stone fireplace and bread oven, French doors to the garden and door to the study - a useful room
with two windows to the side. The kitchen has a range of wall and base cupboards with granite worktops, oil fired range, space for appliances and overlooks the courtyard. Rear lobby with cloakroom, utility room and stable door to garden.

On the first floor the vaulted master bedroom with ensuite bathroom has exposed beams including a Cruck beam and is believed to have been used as a chapel. Bedroom 2 overlooks the garden and has built in cupboards. There are two further bedrooms with built in cupboards. Airing cupboard and family bathroom. The farmhouse has a private garden to the rear with far reaching rural views. There is plenty of car parking space.

The Business
The self-catering cottages are promoted via the owners website www.northcotemanorfarm.co.uk. The current owners have run the business for 10 years and let the cottages to suit their lifestyle. A new owner may wish to continue in the same vein or perhaps further promote the business or employ a letting agent. Accounts can be made available to interested parties after a viewing.

Swimming pool and play area
Popular with guests are the outdoor swimming pool with paved surround and aluminium retractable roof and the nearby childrens play area with climbing frame, swings and toys.

Outbuildings
Adjoining the farmhouse is a stone barn (29 x 16) currently used by guests as a games room. Within this are the filtration system and boiler for the swimming pool and the water filtration system for the farmhouse and cottages. There is a large timber store shed (30 x 15) and a further smaller stone building/summerhouse with terrace. There may be potential to further develop these buildings subject to obtaining the relevant consents.

The Land
Northcote Manor Farm is surrounded by its own 33 acres of land, mainly fields and paddocks, providing an incredibly peaceful setting. There are well planted walled gardens around the farmhouse and cottages with charming features including bee boles and a former circular smoke house. To the south of the property are ponds, areas of woodland and the land slopes down to the River Yeo. The current owner chooses to let some fields for grazing on an informal arrangement. There is a public footpath crossing the property.

Services
Mains electricity, private drainage, spring fed water supply, oil fired central heating to the farmhouse, pool and Sunflower Cottage. Electric heating to the other cottages.

Local Authority
North Devon District Council www.northdevon.gov.uk

Outgoings
Farmhouse - Council Tax Band E

The holiday cottages have a Rateable Value of £14,250 however actual rates payable for 2017/18 are £TBC

Directions
From J27 on the M5 join the A361 North Devon Link Road towards Barnstaple. At the Northgate Inn roundabout (just past Filleigh) take the A399 towards Combe Martin. After 12 miles turn left onto the A39 at The Old Station Inn. After 2 miles turn right at Kentisbury Ford and then immediately left towards Patchole / Bugford. Continue through Patchole and Northcote Manor Farm is on the left after about 0.8 miles.

Viewing
Strictly by appointment with the vendors agents Stags on 01392 680058.

These particulars are a guide only and should not be relied upon for any purpose.

The Annexe/Sunflower Cottage (sleeps 4)
Attached to the farmhouse, Sunflower Cottage is currently let for selfcatering holidays although it could be used as an annexe or perhaps incorporated back into the main farmhouse. There is a well-equipped kitchen/dining room, a sitting room with inglenook fireplace and wood burner. On the first floor is a large, part-panelled bedroom overlooking the garden, a twin bedroom and a bathroom. From the enclosed south-facing garden there are lovely far reaching views.

The Holiday Cottages
Converted from a range of old farm buildings these pretty cottages provide comfortable self-catering holiday accommodation. Further details and images can be found at www.northcotemanorfarm.co.uk. In brief the cottages comprise:

Rose Cottage (sleeps 4)
This converted barn offers an open plan kitchen/dining room/ sitting room on the ground floor and a bathroom and two double bedrooms on the first floor. Private garden area to the rear.

Daisy Cottage (sleeps 5)
Similar to Rose cottage, Daisy is also a converted barn but somewhat larger and with distinctive arched windows. Open plan kitchen/dining room/sitting room. On the first floor is a double bedroom, a twin bedroom and a single bedroom. Family bathroom. Private garden.

Poppy Cottage (sleeps 6)
The former granary building has been converted into an upside down cottage to take advantage of the views. On the first floor is an open plan sitting room/dining room and kitchen. There are stairs up to a mezzanine floor. On the ground floor are three bedrooms (one double and two twin) and a family bathroom. This cottage has an enclosed front garden and parking to the side.

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