Guide price £1,350,000

Cotleigh, Honiton

14.85 Acres

Managed by our Holiday Complexes office

About the property

  • 4/5 Bedroom grade II listed farmhouse
  • Self-contained cottage annexe
  • 3 Recently constructed glamping cabins
  • Potential to expand subject to permission
  • Convenient location 3 miles A30/A303
  • Beautiful gardens, orchard and swimming pool
  • Outbuildings and land, in all approx. 14.85 acres
  • Freehold
A beautiful country house and smallholding providing a great lifestyle opportunity, with many different options as well as the existing glamping business. Royal Oak Farm provides a cottage annexe for extra family members, as well as planning for a static caravan/mobile home for holiday use, outbuildings, former market garden with polytunnel frames and potential for expansion of the glamping business, subject to permission.

The grade II listed farmhouse, formerly a 16th century coaching inn, provides excellent living space, with the ground floor accommodation providing potential for a second annexe, guest accommodation or office/gym etc. The gardens are a delight, enjoying good privacy together with the orchard and outdoor solar-heated swimming pool.

The new owner could take this property in a number of different directions to suit their individual needs, or just enjoy it as it is, a beautifully situated rural retreat with income.

Located with the Blackdown Hills Area of Outstanding Natural Beauty (AONB) it takes full advantage of the picturesque country location, while being only 3 miles from the A30/A303 and just 4 miles from the busy market town of Honiton.

Honiton is a renowned centre for antiques and offers a range of independent shops and cafes. The town provides a good range of day to day amenities, schools, recreational facilities and a railway station on the Exeter-Waterloo line. Exeter is just along the A30 and has excellent shopping facilities, university, cathedral, mainline rail link to London Paddington and international airport.

The south coast is not far away at Lyme Regis, 12 miles, and is England's first World Heritage Site. The Jurassic coastline is populated with further picturesque resorts including Beer, Branscombe and Sidmouth, to name a few.

The Farmhouse
A well-presented period house with character, charm and flexible accommodation. An 'L' shaped kitchen/dining room is at the centre of the house with oil-fired Rayburn. A pantry and separate cloakroom with WC are accessed from the kitchen. A sitting room lies to the front and a lounge/family room to the side. The main entrance and boot room lead to the kitchen/dining room as well as an office/reception room, thought to be the old bakery/brewhouse. Beyond this there is a utility room/2nd kitchen, guest room/gym with en-suite shower room. On the first floor are four bedrooms with a bathroom and separate shower room.

Annexe/Constellation Cottage
This single storey converted former barn is located within the courtyard next to the house, but with a separate rear access for privacy. The accommodation is well presented and comprises large fitted kitchen/breakfast room, sitting room, bedroom and bathroom.

Stargazing Cabins - Ursa, Orion & Perseus
The three unique cabins are all individually designed and constructed to provide a superb guest experience built around an eco-setting with peaceful surroundings and an immediate connection with the natural world. Each off-grid cabin provides accommodation for two and have stylish designs, with vast stargazing windows, wood burning stoves, en-suite shower rooms, cosy character with decks and outdoor baths together with sitting/firepit spaces.

The Business
Established in 2019/20, the business has become a fast-growing income opportunity with an expanding social media profile, linked to a great website providing an excellent level of direct sales. With clever design and marketing flair, the owners have quickly established good income levels within this fast-growing area of the accommodation market. More information can be found at

Gardens, Outbuildings and Land
The whole property extends to approximately 14.85 acres. This comprises a good mixture of land used to provide for many different options, including the former market garden with polytunnel frames in place offering the opportunity to continue. A range of fruit bushes remain providing quantities of fruit for personal use or potential sale. There is also well fenced pasture for livestock grazing as well as wild flower meadows.

Private gardens lie to the front and side of the house, providing ample space for relaxing and growing. An outdoor swimming pool has solar thermal heating and overlooks the picture-perfect orchard.

A number of outbuildings provide ample storage and alternative use possibilities. A large machinery store/workshop provides useful space for hobbies and storage. A detached garage with lighting and power provides another versatile space. Two smaller buildings in the house courtyard provide further domestic storage as well as fantastic potential for group dining, entertaining or events.

Mains electric, mains and private water supply, photovoltaic solar panels, private drainage.

Main house Council Tax Band F.
Business Rates £6,400 (currently 100% relief)
EPC- Energy rating D

Local Authority
East Devon District Council

Travelling east on the A303, where it joins the A30, continue past the car sales forecourt on the left, turning left just after, signposted Stockland/Axminster. Continue for approximately 2.3 miles, turning right at the crossroads, signposted Cotleigh/Honiton. Proceed down the hill and Royal Oak Farm is the first property on the right. Drive in through the first gate and on to the gravelled parking area.

Strictly by appointment through Stags Holiday Complex Department on 01392 680058

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

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