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Kentisbury, Barnstaple, Devon, EX31

Offers in excess of £1,250,000

Under offer

16 Beds 8 Baths 7 Receptions

REF: BAN190002


  • A historic period farmhouse in a beautiful position
  • Adjoining two bedroom annexe / fifth holiday cottage
  • Four self-catering holiday cottages
  • Outdoor covered swimming pool
  • Indoor games room with potential for further conversion (STPP)
  • Walled garden with bee boles and a smoke house
  • Ponds, stream and a river
  • Set in a private position in 33 acres, with no near neighbours


INCOME VIA HOLIDAY COTTAGES! A beautifully situated Grade II Listed property, mentioned in the Domesday Book, and now comprising a holiday complex, set in its own private grounds of about 33 acres Offered for sale with no onward chain! Historical note "Northcote, Devonshire" is mentioned twice in the Domesday Book, which dates from 1086 and records of the residence of Northcote can be traced back to the early 12th Century. The property was the ancestral home of the Northcote family, Earls of Iddesleigh and Galfridus Miles had a seat there in 1103. A local archaeologist believes that the original manor was probably converted to the existing buildings, the evidence being very thick walls, the unusual shaped windows of Daisy Cottage, signs that walls have been raised or otherwise altered, from what were likely to have been thatched buildings, the presence of a typical manorial fish pond system, the smoke (or ash) house and the remains of what was possibly a seasonal mill building in the first quarry, which would have been water powered from a leat off the pond, part of which is still in existence. This can only, however, be conjecture. Location The property stands in a delightful location, on the western fringes of Exmoor, and is approached by its own private driveway through the grounds, which run down to the River Yeo. With Exmoor to the east, and the dramatic rugged North Devon coastline only 4 miles to the north, the property is ideally located for a holiday cottage complex, for the holidaymakers to enjoy the beautiful countryside and beaches, and attractions that this superb area has to offer. The nearby villages of Kentisbury and East Down are both within easy reach of the property, and afford a church and popular public house. The regional centre of North Devon, Barnstaple, is within easy reach to the south, and offers excellent shopping facilities, retail parks, entertainments and further education establishments. The coastal towns of Lynton and Ilfracombe are situated to the north, and the world renowned surfing beaches of Woolacombe, Croyde and Saunton are also easily accessible, to the west. The quiet and peaceful countryside surrounding the property offers a wide range of recreational facilities including numerous walks, riding and cycling, as well as fishing and boating on the Rivers Taw and Torridge. There is a choice of golf courses in the area, the nearest being at Ilfracombe, Barnstaple and the championship golf course at Saunton Sands. Communications The area can be accessed from Junction 27 of the M5 Motorway, and along the A361 North Devon Link Road which leads onto the A39 Atlantic Highway. The nearest train station is located at the regional centre of Barnstaple, which connects to Exeter, where there are regular mainline rail services to London (Paddington) in just over 2 hours. Alternatively, Tiverton Parkway Mainline Railway Station is just over an hour's drive away, which connects to London and beyond. Mileages East Down village - 2 miles Combe Martin - 4 miles Barnstaple - 9 miles Woolacombe - 12 miles The Property The property is situated in a glorious rural location, enjoying a high degree of privacy, set at the end of its own driveway in about 33 acres. The land is a superb mix of sloping pasture and woodland, which run down to the valley floor and the River Yeo. This tranquil setting has an abundance of wildlife, including deer, buzzards and occasionally, otters on the river. The farmhouse and cottages are situated in a sheltered position around a courtyard, each with their own areas of garden as well as a communal games room, which offers further potential for conversion, subject to the necessary planning permissions. The property is listed Grade II of architectural and historical importance, and evidence of this can be seen in the main farmhouse, with features including the cruck beam in the main bedroom and Tudor fireplace, as well as the large open fireplaces in the sitting room and dining room. There is the added benefit of a walled garden, with fine examples of bee boles as well as an interesting circular former smoke / ash house. There is also a covered outdoor swimming pool and play area, as well as a car park for the holiday cottages. Northcote Manor Farm offers a rare opportunity to acquire a beautifully positioned holiday cottage with an array of character, and further potential, all set in a stunning and private, yet accessible location. The Business The self-catering holiday cottages are promoted via the owner's website, The current owners have operated the business for around 10 years, and let the cottages to suit their lifestyle. The new owner may wish to continue in the same vein, or perhaps further promote the business, or employ a letting agent. Accounts can be made available to interested parties upon request. The accommodation with approximate dimensions is more clearly identified on the accompanying floorplans, but comprises: From the courtyard, a stable door gives access to the Entrance Hall Vaulted ceiling with exposed beams. Slate flooring. Stairs rising to the first floor landing. Windows overlooking the courtyard. Sitting Room French doors opening onto the garden. Inglenook fireplace with wood burning stove on a tiled hearth. Exposed beams and stonework. French doors lead to Dining Room French doors leading to the garden. Magnificent open stone fireplace with tiled hearth and Bressummer beam over and three former bread ovens. Exposed stonework. Study Windows to side elevation. Exposed beams. Kitchen / Breakfast Room Comprising of a range of oak base units with slate work surfaces with integrated dishwasher and space for cooker and fridge freezer. Exposed beams and lintels. Window overlooking the courtyard. Tiled floor. Oil fired Stanley range set in a chimney recess with exposed stonework, providing central heating. Sink unit. Rear Lobby Stable door to the side elevation giving access to the garden. Tiled floor. Cloakroom An ancient character door leads to the cloakroom, which comprises low level WC and wash hand basin. Window to side elevation. Tiled floor. Utility Comprising a range of wall and base units with Belfast sink set into roll top work surfaces. Tiled floor. Space for washing machine and tumble dryer. First Floor Landing Hatch access to loft space. Airing cupboard. Principal Bedroom Suite Comprising Lobby With priest hole recess incorporating a candle holder. Bedroom Magnificent vaulted room, reputed to have been used as a chapel, with exposed beam including cruck beam. Attractive Tudor open fireplace. Built in storage. En-Suite Comprising of low level WC, bidet, pedestal wash hand basin and a bath with shower over. Exposed beam. Bedroom 4 Window to side elevation overlooking the pond. Built in storage cupboard. Bedroom 3 Window to front elevation enjoying an open outlook across the surrounding countryside. Built in wardrobes. Bathroom Comprising low level WC, wash hand basin and a bath with shower over. Window to front elevation. Bedroom 2 Window to front elevation enjoying an open outlook over the surrounding land and countryside. Built in wardrobes. The Cottages Adjoining the main farmhouse, Sunflower Cottage is classed as ancillary accommodation to the main residence, but could be used as part of the holiday complex if required. From the courtyard, a front door gives access to the Kitchen / Dining Room Windows overlooking the courtyard. Exposed beams and stonework. Range of matching wall and base units with Belfast sink and wooden work surfaces. Space for cooker, fridge freezer and washing machine. Stanley range. Built in storage cupboard. Inner Hallway Original front door to the front elevation. Slate flagstone flooring. Stairs rise to the first floor landing. Sitting Room Windows to the front elevation with window shutters. Wood burning stove on a stone hearth with exposed stonework. Ornate ceiling coving. First Floor Landing Window to front elevation enjoying an open outlook across the surrounding land and countryside. Hatch access to loft space. Interconnecting door to the farmhouse, which is currently blocked up. Exposed stonework. Bedroom 1 Window to front elevation enjoying countryside views. Exposed stonework. Ornate fireplace with tongue and groove panelling. Built in storage. Wash hand basin. Bathroom Comprising of low level WC, bath with shower over and a wash hand basin. Exposed beams. Window to front elevation. Bedroom 2 A dual aspect room with views over the courtyard. Wash hand basin. Exposed beams. There are four holiday cottages, more detail can be seen on the accompanying floorplans, but in brief, they comprise: Rose Cottage This converted barn is accessed from the courtyard and sleeps 4. On the ground floor, it comprises of an entrance hall area with an open plan sitting / dining room and kitchen. Upstairs, there are 2 double bedrooms and a family bathroom. There is a private garden area to the rear. Daisy Cottage Accessed via the courtyard, Daisy Cottage sleeps 5 and comprises a converted barn, but with distinctive and historic arched windows. There is an open plan sitting / dining room / kitchen downstairs, and there is a double bedroom, a twin and a single bedroom upstairs. There is also a family bathroom and a private garden area. Bluebell Cottage Formerly the coach house, this is a popular detached single storey property sleeping 4, situated on the opposite side of the courtyard. There is a kitchen with sitting / dining room, 2 bedrooms (1 double, 1 with bunk beds) and a family bathroom. There is an enclosed decked garden to the front with a well. Poppy Cottage This former granary building has been converted into a reverse level holiday cottage to take full advantage of the delightful countryside views on offer. It is accessed from the rear, with accommodation arranged over three levels and currently is set up to sleep 6. On the first floor is an open plan sitting / dining room with kitchen and stairs that lead to a mezzanine on the upper level. On the ground floor are 3 bedrooms, with 1 en-suite and an additional family bathroom (1 double bedroom and 2 twin). There is also an enclosed garden and allocated parking area. There is also an outdoor play area and separate car park for the holiday cottages. The Outbuildings On the eastern side of the courtyard, and adjoining the main farmhouse is a former barn, which has been converted into a games room and plant room. Games Room (29'5 x 16'10) including a plant room / store, approached from the side elevation via a separate access, and including a filtration plant and an oil fired boiler for the swimming pool and the water filtration system. Timber Built Garden Store / Implement Shed (30'10 x 15'0) with electric connected. Pool House (40'0 x 19'0 av.) An aluminium framed glazed retractable building, providing out of season cover for the indoor fibreglass swimming pool (19'8 x 11'6) with a maximum depth of 1.75 metres. Paved surround. The Gardens and Grounds The pool house is situated in a pretty, mainly walled garden with lawn shrubs, screening plants and fruit trees together with a rose covered arbour, bee boles and former circular stone built smoke / ash house. Each of the cottages and the farmhouse have their own private garden areas, together with sitting out areas, which include lawns, flower borders and a variety of ornamental flowering plants, trees and shrubs. On the eastern side of the farmhouse, there is a further area of lawned garden with a summer house, and a paved terrace which leads down to a stream, water garden and a large duck pond. The land completely surrounds the house, and includes a number of fields and paddocks, around 5 acres of woodland, and runs down to the River Yeo, which is understood to have wild brown trout. One of these lower fields adjoining the river was the former site for the trout ponds. The whole extends to around 33.4 acres. Property Information Services Mains electricity. Private drainage (septic tank). Private water (spring) with a mains water connection as well. Oil fired central heating to the farmhouse, annexe and swimming pool. Electric heating to holiday cottages. Local Authority North Devon District Council - 01271 327711. Agent's Note - Public Footpaths and ROW There are rarely used public footpaths which cross the property and a map showing these can be provided upon request. Contents, Fixtures and Fittings Only those mentioned within this brochure are included in the sale. All others, such as carpets, curtains, light fittings, mirrors, garden ornaments etc are specifically excluded, but may be available by separate negotiation. Viewing By appointment with Jackson-Stops, North Devon 01271 325153. For sale by private treaty with vacant possession upon completion. Directions Leaving the M5 at Junction 27, take the A361 North Devon Link Road signposted towards Barnstaple. At the third roundabout, turn right, signposted towards Combe Martin and Blackmoor Gate (A399). At Blackmoor Gate and the Old Station Inn (A39), turn left. After 2 miles turn right at Kentisbury Ford, towards Combe Martin. Take the immediate left hand turning towards Patchole / Bugford. Pass through Patchole, and after half a mile, Northcote Manor Farm will be found on the left hand side, just after a cream cottage. It is clearly signed at the end of the driveway.