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Nomansland, Tiverton, Devon, EX16
Guide price £895,000 | 8 bedrooms | 19.3 acres

Property features

• Residential Farm
• 19.3 Acres
• 6 Bedroom Farmhouse
• 2 Bedroom Annexe
• Versatile Outbuildings
• Arable and Pasture Land
• Secluded Location
• Additional 80 Acres Available by Separate Negotiation

A wonderfully situated residential farmstead enjoying a high degree of privacy and an extensive range of modern outbuildings. Residential farm. 6 Bedroom farmhouse. 2 Bedroom annexe. Versatile outbuildings. Secluded location. 19.3 Acres of productive arable and pasture land. Additional 80 acres available by separate negotiation. EPC Band E.
 
SITUATION & AMENITIES
Kelly Farm is surrounded by rolling mid Devon countryside situated near to the village of Nomansland and approximately 4.5 miles east of Witheridge which provides a post office, small supermarket with bakery and two public houses.
 
The mid Devon market town of Tiverton lies approximately 7 miles to the east offering a wide range of amenities including private and state schools. From Tiverton the A361 dual carriageway links to the M5 (Junction 27) and Tiverton Parkway rail station with services to London Paddington.
 
The University and Cathedral City of Exeter lies 19 miles to the south of Kelly Farm and offers extensive retail, recreational and educational facilities, with Exeter International Airport situated to the east of the city.

INTRODUCTION
Kelly Farm is delightful traditional farm which has at its heart a substantial farmhouse with attached annexe. Within easy reach of Tiverton, the North Devon coastline, Exmoor and the M5 the property is perfectly positioned to enjoy a country lifestyle. The farmhouse is privately positioned, surrounded by its own productive farmland and some broadleaved woodland in all amounting to 20 acres. To the East of the farmhouse are a range of versatile modern farm buildings suited to a range of uses (subject to consent where necessary). A further 80 acres of productive pasture is available via separate negotiation.

THE FARMHOUSE & ANNEXE
The farmhouse is constructed of stone and cob elevations under a recently replaced natural slate roof. The layout and sizes of the accommodation are illustrated on the attached floor plan.
 
The house briefly comprises a Farmhouse kitchen, 3 reception rooms, utility, shower room and cloakroom on the ground floor with 6 bedrooms, (master en-suite) and family bathroom on the first floor.
 
The house has plenty of character with an old inglenook fireplace in the kitchen housing an oil fired Stanley. There are exposed beams throughout the property and further feature fireplaces in both the sitting and living rooms. The accommodation links through to the annexe on the ground floor providing versatility and allowing the house to run as one if desired. The master bedroom has steps down to its own en-suite bathroom in addition to the family bathroom.
 
The annexe is of similar construction to the house and has oil fired central heating.

GROUNDS
The house and annexe are surrounded by their own gardens all encompassed by post and rail fencing. To the rear is an attractive rockery and shrub area with stone walling. To the front of the house are well stocked borders leading down to the front door with a raised paved patio area to allow views across the pond and the parkland adjoining.
 
The approach to the property is along a sweeping private drive attractively flanked by lawned areas with views across a large pond to the farmhouse. An array of mature trees including Apple, Beech, Copper Beech, Birch and Poplar provides an appealing approach to the farmstead.

THE BUILDINGS
Beyond the farmhouse are a range of former dairy building, yard and workshop. In brief these comprise;
  •   Four bay garage and workshop (58' x 21')
  •   Stable block comprising 3 loose boxes, feed store and tack room
  •   Substantial timber clad former cubicle house with galvanized roof (63' x 45')
  •   Clear span GP building (90 x 52). Enclosed steel framed silage barn with reinforced concrete panelling to 7ft high, timber cladding and concrete floor throughout.

    THE LAND
    The land lies in a ring fence with a stream running along the northern boundary. It is mainly level or gently sloping, and of good quality (Grade 3) being suited to arable or pasture use. Access is either from the concrete drive, which runs into the centre of the farm or the hardcore track that extends from this to give access to the majority of the enclosures.
     
    At the northern end of the farm is about 2.5 acres of broadleaved woodland, adding to the appeal and diversity of the farm.

    SERVICES
    Mains electricity. Metered mains water. Septic tank serving both house and annexe. Two telephone connections. Separate oil tank for house and annexe.

    SPORTING AND MINERAL RIGHTS
    The sporting and mineral rights insofar as they are owned are included with the freehold.

    BASIC PAYMENT SCHEME
    The farm land is registered for entitlements. The current scheme year payment is reserved from the sale.

    WAYLEAVES, RIGHTS OF WAY
    The property is sold subject to and with the benefit of any wayleave agreements and any public or private rights of way or bridleways etc.

    VIEWING
    Strictly by prior appointment through the joint agents Stags on 01884 235705.

    DIRECTIONS
    From Tiverton, proceed towards Witheridge on the B3137. Continue through Withleigh and approximately 4 miles after leaving the village, turn right at Mudford Gate Cross, signposted towards Rackenford. Follow this lane for 0.25 miles and the entrance drive to Kelly Farm will be found on the right.

     
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