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Upexe, Exeter, Devon, EX5
Guide price £1,500,000 | 5 bedrooms | 34.0 acres

Property features

• Overall 34 Acres
• Versatile south facing period house of 4,150sq.ft.
• 3 Receptions
• Conservatory
• Kitchen/breakfast room
• 5 Beds, 3 Baths (2 en suite)
• Annexe cottage
• Triple garage, workshops
• Delightful gardens
• 425 yards of double & 895 yards of single bank fishing

A well-appointed period property set in a delightful location in the heart of the Exe Valley, with extensive fishing rights on the River Exe. Versatile south facing period house of 4,150sq.ft. 3 receptions, conservatory, kitchen/breakfast room, 5 beds, 3 baths (2 e/s). Annexe cottage. Triple garage, workshops. Delightful gardens. 425 yards of double bank fishing & 895 yards of single bank fishing. Pasture & meadows. EPC commissioned.
 
INTRODUCTION
Upexe Mill comes to the market for the first time in 15 years and provides a rare opportunity to acquire a substantial period property in the heart of the Exe Valley with land fronting onto the River Exe plus a very productive fishery on this renowned West Country Game river. It is incredibly rare to purchase a house within close walking distance of its own fishery.

SITUATION
Upexe Mill is situated in the lovely Exe Valley, 8 miles north of Exeter. The hamlet of Upexe is equidistant from the sought after villages of Thorverton and Silverton. Thorverton has a primary school, village stores, doctors surgery, two pubs, farm shop and cricket club; Silverton, the larger of the two villages, has a primary school, villages stores and post office/deli, doctors surgery plus two pubs.
 
Exeter provides a wealth of facilities befitting a city of its importance whilst to the north, at Tiverton, are a good range of facilities plus Blundells School.

THE HOUSE
Upexe Mill is a former mill house believed to have been built in the 1700s of mostly local stone under a slate roof. It faces south with an attractive facade and a pillared entrance porch.
 
The property has three reception rooms plus Amdega Conservatory with glorious views up the valley and two pairs of French doors to the grounds. Both the drawing and dining rooms face south. The Drawing Room has a large dressed stone inglenook fireplace with beam over, exposed timbers and impressive slate flooring. The Dining Room has flagstone flooring. On the west the Sitting Room has a wood burning stove, extensive bookshelves and staircase to first floor. The Kitchen/Breakfast Room
has an outlook over the garden and has a flagstone floor, 4-oven oil-fired Aga and range of cupboards and drawers under oak worktops, Neff oven and hob plus double sink unit. French doors to garden. There are a variety of service rooms including Freezer Room with private water equipment off which is a Utility Room plus Larder and Cloakroom. Off the west side entrance hall is a boiler room with oil-fired boiler leading to the Rod Room with Belfast sink and an extensive range of cupboards and
drawers with access to the annexe cottage referred to below.

On the first floor, the Landing has an airing cupboard with shelving. Bedroom 2 is dual aspect with dressing area with two wardrobes and an en suite bathroom with spa bath, wc, basin and separate shower cubicle. Bedroom 5/study faces south as does Bedroom 3, a double sized room. Bedroom 4 is another double sized room with an outlook over the river. The Family Bathroom has bath, wc and vanity unit with basin.
 
The staircase continues up to the second floor which has been adapted to create a wonderful Master Bedroom Suite with built-in wardrobe and extensive eaves storage plus a generous en suite bathroom with bath, wc, bidet and vanity unit with basin. Far reaching views are enjoyed.

POTENTIAL ANNEXE COTTAGE
Beyond the Rod Room (which could be adapted to a kitchen) there is a 2-storey annexe building. Living Room with tiled floor and fireplace with Jotul wood burner plus Shower Room with shower and wc. Stairs to a first floor where there is a large bedroom (a wonderful Fisherman's Cottage!).

THE GROUNDS
There are attractive gardens on three sides of the property being mainly lawns with a variety of shrubs and flowers along with a patio area and built-in BBQ.
 
Extensive gravelled driveway and parking area with access to a Triple Garage (44' x 24') of stone block under a profile steel roof with three electrically operated up-and-over doors. Two Workshops/Stores (10' x 12' & 20' x 12'). Kitchen Garden area with raised beds and aluminium greenhouse.

THE LAND
There is a delightful meadow which runs down to the Exe to the north with a variety of trees along the river. There is about 7.9 acres in total on this bank.
 
On the other side of the river, is a 20 acre meadow providing excellent summer grazing and which has been let on seasonal grass keep to a local farmer (further information from agents).
 
Overall the property amounts to about 34.86 acres (including the river bed).

THE FISHERY
Under previous ownership, the fishery was more intensively used. The current owner has little fished it and therefore the catch returns have been modest. The last 10 year average is 11 fish per season, however, historically it has been one of the best fisheries on the Exe. Though the Exe is mainly known for its summer and autumn fishing when the grilse are running, spring fish are caught at Upexe as it is relatively close to the sea. Full catch returns are available from the agents.
 
It offers a rare combination of classic fly fishing pools and runs with slower lies and pools for lure fishing, mostly reached by a short walk from the meadow which adjoins the house.
 
There are 4 named pools near the house (Inlet, Meadows, Island & Old Weir) whilst crossing the river, at the tail of the Old Weir pool, access is gained to 3 further pools (Tin Pots, The Bushes & Common Pit).

SERVICES
Mains electricity. Private drainage. Private borehole water with treatment plant. Wiring and switches for standby generator.
3.88kW PV panel system which has generated a FIT of an average of over £1,900pa.

BASIC PAYMENT SCHEME
The owner does not receive any Basic Payments under the BPS.

DIRECTIONS
From Exeter proceed north on the A396 towards Tiverton. At the Ruffwell Inn turn right towards Thorverton and take the first right at Latchmoor Cross signposted Upexe. After a quarter of a mile take the first left and the entrance drive to Upexe Mill is on the left after 200 yards.
 

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