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Lee Bay
Guide price £950,000 | 4 bedrooms | 44.1 acres

Property features

• Coastal farm in an elevated position
• 44.10 Acres
• Exceptional sea views
• West facing 4 bedroom farmhouse (AOC)
• Range of farm buildings
• South and west-facing pasture

North Warcombe Farm is situated in an elevated position overlooking the north Devon coast at Lee Bay and with stunning sea views. Lee is a pretty, unspoilt village within an Area of Outstanding Natural Beauty, a Coastal Preservation Area, a Heritage Coast and An Area of Tranquility.

The coastal town of Woolacombe, known worldwide for its four-mile sandy beach, lies approximately 4 miles to the west and offers a small range of shops. The nearby town of Ilfracombe has the Landmark Theatre, a doctor's surgery as well as banks, shops and supermarkets.

The market town of Barnstaple, about 14 miles away, holds a weekly pannier market, and provides an extended range of shops including numerous major retailers and supermarkets, as well as leisure and commercial facilities.

The sandy beaches of Saunton, Croyde and Putsborough are within easy reach of the farm and the Exmoor National Park and coast provide wide opportunity for walking and riding. The Tarka Tennis centre and North Devon Leisure centre are found in Barnstaple with golf available at Saunton.

Schooling is available in Ilfracombe, Braunton and Barnstaple as well as West Buckland School for which there is a bus service within three miles of the farm.

The A361 is within three miles at Mullacott Cross, which leads to the North Devon Link Road at Barnstaple with easy access to the M5 motorway. There are regular trains to London from Tiverton Parkway, while Exeter and Bristol each have international airports serving UK and overseas destinations.

North Warcombe Farm occupies a stunning location with an uninterrupted outlook over the sea towards Lundy Island.

The farm has been within the same ownership for the past 28 years and includes a farmhouse with four bedrooms which was constructed to take advantage of the views, a range of farm buildings for livestock, machinery and fodder storage all surrounded by pasture land with a south and west aspect.

In total, North Warcombe Farm extends to 44.10 acres (17.85 hectares).

The farmhouse at North Warcombe Farm was constructed in 1981 and is subject to an AOC. The walls are rendered, underneath a tile roof with upvc double glazed windows throughout.

The ground floor accommodation extends to 2,338 square feet (217 square metres) and includes a large kitchen / breakfast room with an oil-fired Sandyford range cooker and views towards Lee Bay. The sitting room has a wood-burning stove surrounded by a stone fireplace, again with sea views.

The conservatory overlooks the garden and there is a spacious boot room, utility room, study and shower room with w.c.

On the first floor there are four bedrooms, two of which are double rooms with stunning views over the coast and the fourth overlooking the rear garden.

Attached to the house is a garage which is presently used for storage, but has upvc double glazed windows and could be incorporated into the house, subject to planning consent being approved.

To the front of the house is an attractive lawn garden with established and colourful shrub beds and to the rear is an enclosed, private garden sheltered by trees and with an outdoor swimming pool which is currently not in use.

The farm buildings at North Warcombe Farm are used for housing cattle and for machinery and fodder storage.

WORKSHOP 8.08m x 7.28m
Timber frame with part block walls, a concrete floor and corrugated GI roof. The attached STORE ROOM (7.25m max x 7.20m max) has block walls and a part GI, part fibre cement roof.

TIMBER STORE 9.05m x 8.83m
Timber pole frame with a part concrete floor, corrugated GI elevations, box-profile sheet roof and incorporating a mezzanine storage area internally. Attached are:

North Lean-to: (8.74m x 3.10m).
South Lean-to: (8.83m x 3.81m).
Rear Lean-to: (9.09m x 6.76m).

LIVESTOCK BUILDING 29.60m x 14.39m max
Timber frame, part block walls, earth floor, GI and box-profile roof. With an attached:

MACHINERY STORE 10.48m x 7.08m plus 7.47m x 5.78m
Timber frame with GI roof.

TRACTOR SHED 14.07m x 6.17m
Steel portal frame, earth floor and box-profile sheet roof. Separate pen (4.89m x 4.51m). Attached:

LEAN-TO 14.23m x 5.45m

The land at North Warcombe Farm is all grass within four principal enclosures and is used for grazing cattle, sheep and mowing for hay and silage.

It has a west and south facing aspect with traditional hedge boundaries and stunning panoramic sea views across the Bristol Channel to Lundy Island and the Welsh coast.


Mains electricity connected (single phase). Mains water connected (metered and pumped to a header tank and gravity fed back to the house and fields). Private drainage (septic tank). The radiators in the house are heated by the wood-burner (with back-boiler) and Economy 7. The oil-fired range heats the kitchen.

The farm is owned freehold and is registered on the Land Registry.

Vacant possession will be available upon completion.

The land has been registered for the entitlements under the Basic Payment Scheme. The entitlements will be made available to the purchaser.

There are no stewardship or land management agreements affecting the farm.

North Devon District Council, Lynton House, Commercial Road, Barnstaple, EX31 1DG. Tel: 01271 327711. (

Council Tax: Band F.

The farmhouse is subject to an agricultural occupancy condition (AOC).

The farm is not within a Nitrate Vulnerable Zone (NVZ) but is within an Area of Outstanding Natural Beauty (AONB).

A plan, which is not to scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

The sporting and mineral rights, insofar as they are owned, are included in the sale.

All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale.

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.

There are two public footpaths passing through part of the land. A neighbour has a right of access over the driveway.

Strictly by prior appointment with Stags: 01271 322833 or 01392 680059.

From Lee Bay, take the road towards Lincombe in an easterly direction and after approximately 450 yards turn left into Home Lane.

Proceed up the hill and at the following T junction, turn right, continue up the hill for about 500 yards and the entrance to North Warcombe Farm will be on the right.

Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

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

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