SITUATION Upton Pyne is a highly favoured Exe Valley village, surrounded by unspoilt countryside, yet just 4 miles from central Exeter. Maintaining an active community, the village includes a church and a network of local footpaths with a range of fantastic walks. The nearby village of Brampford Speke has a primary school (rated 'good' by Ofsted) and an excellent pub, The Agricultural Inn.
Exeter, to the south, has all the amenities associated with a major regional centre, providing a good range of leisure and cultural amenities including substantial shopping facilities. Communication links are good, with the M5 accessible at Exeter providing links to the A38 to Plymouth, or the A30 to Cornwall, Bristol and London to the north and east. There are regular rail services to central London from Exeter St David's in just over 2 hours. Exeter International Airport provides a number of domestic and international flights.
DESCRIPTION Cox's Hill Farm is a beautifully-presented detached family home set in just over one acre of grounds. The flexible accommodation is arranged over two floors with four bedrooms on the first floor. This combined with the extensive gardens makes it a superb property for family living with plenty of space for outdoors living.
ACCOMMODATION As illustrated on the floorplan, Cox's Hill Farm offers spacious and well-organised living accommodation.
The front door opens through to the entrance hall with stairs to first floor. To the left is the sitting room with timber beams overhead and a fireplace fitted with an attractive wood burning stove. The kitchen / breakfast room is well equipped with a range of units and central island all below granite worktops, along with Rayburn and integrated appliances. From here a door opens to the utility with further range of units, space and plumbing for laundry appliances and door to the rear. The spacious dining room enjoys a double aspect and a wood burner. The study overlooks the front garden. Completing the ground floor is a family room and ground floor shower room, which could be used for multi-generational living.
Upstairs there are four bedrooms. The principal suite is a good size with built in wardrobe and a shower room. The second bedroom has built in wardrobes and fourth bedroom has access to the eaves. There is a family bathroom fitted with a white suite, comprising bath with shower over, wc and wash hand basin.
OUTSIDE The gardens are a beautiful feature. Approached over a private shared drive, which leads to a private drive providing a parking and turning area and access to the double garage. Predominantly laid to lawn, the gardens extend to the south and east with gravel pathways, timber decking and a paved terrace. The garden in front of the house is enclosed with a high wall and mature hedging boundary and a further area of decking. The gardens are bordered by mature trees and hedgerows with open fields beyond. There is a public footpath passing along the drive to the fields beyond.
The double garage has electric up and over doors, along with a pedestrian door to side.
SERVICES Mains water and electricity. Private drainage. Oil fired central heating. Solar panels on garage roof.
DIRECTIONS From Exeter proceed north to Cowley Bridge roundabout taking the A377 towards Crediton. After half a mile, turn right signposted Upton Pyne and Brampford Speke and follow signs for Upton Pyne continuing through the village. Take the first right signposted Cox's Hill Farm and the Public Footpath arrow. Proceed straight along the lane, ignoring the left-hand bend, and the entrance will be found after a short distance on the left.
