Property description

Situated in the HEART of the DEVON COUNTRYSIDE is this FANTASTIC OPPORTUNITY for combination of HOME AND INCOME set within its own grounds of approximately 45 ACRES. This delightful FOUR BEDROOM farmhouse has recently been refurbished and has the benefit of a further detached TWO BEDROOM COTTAGE and THREE FURTHER HOLIDAY LETS, which are extremely WELL APPOINTED. PLANNING PERMISSION has been applied for to convert one of the AGRICULTURAL BUILDINGS into two residential properties (although this has not currently been approved.) There are a traditional range of modern agricultural buildings for machine and feed stores and the land is predominantly gently sloping PASTURE with an area of WOODLAND which we believe have SHOOTING RIGHTS and two established pens.

LOCATION:
The property is surrounded by a wealth of beautiful open countryside and various local holiday attractions. There are beautiful walks and equestrian pursuits, especially in the nearby Cookworthy Forest, and are abundant throughout the county with coastal paths along the North Devon and Cornwall with numerous sandy beaches. The nearby village of Halwill Junction offers a traditional range of local amenities from Post Office and General Stores to a Public House, takeaway, recreational ground, a well established County Primary School and a regular bus service from the village to the nearby towns of Holsworthy, Launceston and Okehampton which offer a range of supermarkets, including Waitrose, secondary schooling, golf courses and leisure centres. Okehampton provides access onto Dartmoor and the Granite Way from where you can cycle and enjoy the surrounding countryside.

SITUATION:
Situated in a rural position the property is perfectly positioned to enjoy far reaching countryside views across to North Devon with Exmoor in the background and Dartmoor in the other direction. Ideally suited for holiday lets as very accessible and yet in a tranquil location.

PROPERTY:
The business is based on only a limited market throughout the spring and summer months and there is a tremendous opportunity for additional growth as well as specialist areas developing the shooting, fishing, riding and hobby farming aspect. This delightful setting could potentially attract a variety of clients the whole year round.

EAST LAKE FARMHOUSE:
uPVC front door to:

ENTRANCE PORCH:
Seating area and solid front door with glazed top screen leading to:

ENTRANCE HALL:
Wide stair case leading to first floor. Door to:

LIVING ROOM: - 16' 1'' x 16' 10'' (4.90m x 5.13m)
Large brick inglenook style fireplace. Double glazed window to front. Television aerial point. Two radiators. Glazed multi-paned door to:

KITCHEN/BREAKFAST ROOM: - 17' 8'' average x 20' 6'' (5.38m average x 6.24m)
Recently updated to include a comprehensive range of modern fitted base and eye level kitchen units with woodblock effect worktops. Built in oven and four ring halogen hob. Central island with further storage cupboards and matching worktops. Ceramic single sink and drainer unit. Plumbing for automatic washing machine. Venting for tumble drier. Radiator. Integrated dishwasher and further integrated fridge and freezer. Feature brick fireplace with inset 'Alpha' cooking range with back boiler facilities providing cooking, heating and hot water. Dual aspect with windows to rear and half glazed door to side. Extensive panoramic rural views over the surrounding countryside.

DINING ROOM/SNUG: - 13' 5'' x 11' 10'' (4.09m x 3.60m)
Double French doors to kitchen. Door to entrance hall. Double glazed window to front. Radiator. Stone fireplace with a new inset multi fuel stove.

REAR PORCH:
Accessed from the kitchen. Radiator. Half glazed uPVC door to gardens and parking area.

SHOWER ROOM/WC
Tiled shower cubicle. Low level wc. Pedestal wash hand basin. Double glazed window to rear.

STUDY/OCCASIONAL BEDROOM 5: - 7' 10'' x 7' 7'' (2.39m x 2.31m)
Two windows to rear.

FIRST FLOOR LANDING:
Access to:

BEDROOM 1: - 11' 3'' x 12' 2'' (3.43m x 3.71m)
Window to front. Radiator.

BEDROOM 2: - 9' 4'' x 8' 0'' (2.84m x 2.44m)
Window to front.

BEDROOM 3: - 10' 3'' x 14' 7'' (3.12m x 4.44m)
Window to front. Build in double wardrobes. Radiator.

BEDROOM 4: - 11' 5'' x 10' 2'' (3.48m x 3.10m)
Double glazed window to rear enjoying panoramic views over the surrounding countryside. Wardrobe recess. Radiator.

BATHROOM/WC: - 7' 4'' x 7' 10'' (2.23m x 2.39m)
Double glazed window to rear. Low level wc. Pedestal wash hand basin. Panelled bath. Shaver point. Radiator.

SECOND SHOWER ROOM/WC: - 12' 2'' x 12' 5'' (3.71m x 3.78m) max
Double glazed window to rear enjoying open views over the surrounding countryside. Built in airing cupboard and linen cupboard. Double shower cubicle with glazed screen and door. Electric shower over. Tiled splash back and half tiled walls. Close couple wc. Wash hand basin set into vanity unit with fitted cupboards and drawers under. Radiator.

THE HOLIDAY COTTAGES:
In excellent condition both internally and externally and are all well equipped, all fixtures and furnishing may be made available by negotiation to any incoming purchasers. Each cottage has its own allocated parking area, private gardens and sun terrace.

LAKE VIEW COTTAGE:
A spacious three bedroom cottage with uPVC double glazing and oil fired central heating. To the ground floor is an entrance lobby with inner hallway, shower room/WC, generous sitting room with French doors out to rear and open fire place with inset wood burning stove. The kitchen/diner is fully equipped with a comprehensive range of base and wall mounted units with roll edge work top surfaces, stainless steel sink and drainer unit and appliance recesses. Outside to the front of the property is a gravel parking area with space for three to four cars, and a paved sun terrace, with attractive lawned gardens enjoying commanding views of surrounding countryside.

SHIP LAKE COTTAGE:
An attractive two bedroom holiday cottage with parking for two to three cars directly opposite, gated access, pleasant sun terraces to both the front and side. The property benefits from double glazing and oil fired central heating. On the ground floor there is an entrance lobby. Cloakroom/WC. Comfortable sitting room. Well equipped kitchen diner with a comprehensive range of base and eye level units. Roll edge work top surfaces. Stainless steel sink and drainer unit built in oven and hob with extractor hood over, space and plumbing for washing machine, tiled splashbacks and window to front. Lounge, a light and airy room with French doors to outside and fireplace with inset stove. To the first floor are two double bedrooms, one with en-suite bathroom and the second with an en-suite shower room.

SPRING LAKE:
Spacious four bedroom detached holiday cottage with entrance porch, entrance hallway, cloakroom, kitchen/breakfast room, lounge, dining room, four bedrooms with two having en suite facilities. Outside the property is approached from a private lane via its own gated driveway providing off road parking. There is a generous paved patio area and large garden laid to lawn which enjoys open views over the surrounding countryside.

ORLANDS COTTAGE:
An attractive two bedroom residential cottage with its own independent access, driveway, parking, and pleasant cottage style gardens which wrap around the property. The well presented accommodation comprises lounge, kitchen, bathroom alongside the bedrooms. Outside the gardens are mainly laid to lawn for east maintenance with a summerhouse and off road parking.

OUTSIDE:
The gardens are mainly laid to lawn with timber summerhouse, brick barbeque, and off road parking.

COUNCIL TAX BAND:
B

OUTSIDE:
The property is approached from a private lane by its own gated drive way providing off road parking. There is a generous paved patio area and large garden laid to lawn, which enjoys open views over the surrounding countryside.


Set in approximately 45 acres, which is predominantly pasture land which leads down to a wooded area with stream borders and shooting rights, with two established pens. Towards the bottom of the land is a substantial fishing lake with central island and is well stocked. At the top part of the complex is a concrete yard with a traditional range of agricultural buildings incorporating:-

BARN 1: - 74' 4'' x 28' 10'' (22.64m x 8.78m)
A steel frame with clear stand space with concrete floor. Power and light connected.

BARN 2: - 106' 0'' x 39' 0'' (32.28m x 11.88m)
Clear span concrete frame providing an excellent space for machine or feed store.

FORMER CATTLE SHED: - 59' 7'' x 43' 8'' (18.15m x 13.30m)
Concrete floor. Lighting.

FORMER CATTLE SHED 2: - 89' 2'' x 74' 1'' (27.16m x 22.56m)
Concrete floor. Light connected.

AGENTS NOTE:
Planning permission has been submitted for the erection of a pair of new dwellings, which could be sold of separately subject to the approval of planning permission, or could be incorporated to create further income potential or dual family occupation.

THE BUSINESS:
The business is currently via an internet website, as well as bookings from established holiday cottage companies. Orlands Cottage is currently let on an assure shorthold tenancy at a figure of £525 pcm. The three holiday letting cottages have a gross turnover of approximately £35,000 a year, based on a limited season between March and October with a considerable amount of scope for improvement.

LOCAL AUTHORITY:
Torridge District Council;River bank house,Bideford,DevonEX39 2QGTel: 01237 428700Should any prospective purchasers wish to make their own enquiries.

SERVICES:
Mains electricity, metered water and drainage. Broadband connected.

EPC RATINGS:
Spring Lake C - 72Ship Lake D - 60Orlands Cottage F - 37East Lake Farm E - 46Lake View D - 63

Property Features :

• Well Presented Period Farmhouse
• Established Holiday Letting Business
• Detached Two Bedroom Residential Cottage
• Three Holiday Letting Cottages
• Rural Location