Lower Farmhouse Lower Yelland Farmhouse Yelland, , EX31 3EN close by. 1.6 miles. /Barnstaple 4.7 & 5.3 miles.

• 3 En Suite Letting Rooms • 3 Bedroom Owner's Suite • All Well Presented • Courtyard Parking for 6/7 • Sep. Owner/Guest Gardens • Profitable Home & Income • Adjoining Cottage Available • No Upward Chain

Guide price £449,000

SITUATION AND AMENITIES The property enjoys the best of all worlds, being in a safe semi-rural situation within a small hamlet of just eight properties, yet close to the Tarka Trail, bus services and other local amenities. The sought after coastal village of Instow is just 1.6 miles and offers excellent primary/junior school as well as general village amenities including shops, post office, popular pubs and restaurants as well as the beach, cricket club and yacht club. Bideford and Barnstaple are about 4.7 and 5.3 miles respectively. The regional centre of Barnstaple also A substantial attached character farmhouse currently run as a accommodates the District Hospital as well as the areas main business, commercial, leisure and shopping venues. At Barnstaple thriving B & B, close to the Coast. there is access to the North Link Road which leads through, in about 45 minutes, to Junction 27 of the M5 Motorway where Tiverton Parkway also allows access to London, Paddington, in just over 2 hours. The renowned surfing beaches at , (also with championship golf course) and are all within about ½ an hour by car, as is Exmoor National Park. DESCRIPTION This large attached period farmhouse presents whitened rendered elevations with double glazed windows beneath a slate roof. We understand that the original core dates back to 1658, although the property has been extended and remodelled over subsequent years. Internally the house combines period features with 21st Century refinements. The property is currently arranged as a B&B business incorporating 3 bedroom owner's accommodation and 3 En-Suite letting rooms. Externally there are 6/7 parking spaces within the private front courtyard as well as mature gardens of good size. SPECIAL NOTE The property is attached to 'End Cottage', also in the ownership of our Client, which is a semi detached 4/5 bedroom two storey cottage available by separate negotiation if required. This has to date provided extra letting rooms and therefore additional revenue. There is also consent to extend this part of the property at ground floor level. THE BUSINESS Operated by a husband and wife team, with one part time member of staff currently employed. Since originally being established the business has shown considerable growth. Our clients estimate the business split to be 35% holiday makers, 25% commercial and 40% those visiting family. Any current stock and the majority of the contents are available by separate negotiation if required. The accommodation is more clearly identified upon the accompanying floor plans but briefly comprises: GROUND FLOOR GUEST ENTRANCE with flagstone floor. DINING ROOM brick fireplace and surround, beamed ceiling, window seat. SITTING ROOM fireplace with surround and hearth. KITCHEN/BREAKFAST ROOM with good range of modern fitted units, tiled flooring, two stainless steel sink units, inset electric hob, electric oven, ample space for breakfast table, spiral staircase rising to owners accommodation. FIRST FLOOR (3 BEDROOMS) Owners bedroom accommodation, LANDING, BEDROOM views over garden, En-Suite bathroom. BEDROOM fitted wardrobe, balcony with staircase leading to garden. BEDROOM family bathroom. LETTINGS BEDROOMS (3 BEDROOMS) A further ENTRANCE HALL allows access to staircase leading to the central section of the property into the LETTING BEDROOMS. BEDROOM with En-Suite bathroom, BEDROOM with En-Suite shower room, BEDROOM with En-Suite shower rooms. OUTSIDE The property is approached to the front through an archway which leads to a car park providing 6/7 spaces. The gardens to the rear of the property which are fenced and arranged in order that the owners and patrons have separate privacy. SERVICES All main services connected, oil central heating to the main house, gas central central heating to End Cottage. A range of solar panels feed electricity to the National Grid and provide additional income. DIRECTIONS From Barnstaple proceed through Bickington and Fremington into Yelland, continue for approximately half a mile and turn right down the lane signed Lower Yelland Farm (which is opposite Pottery Lane) pass the Long Barn on your left half side and the entrance to the property will be found behind this, also on the left under the archway. Lower Yelland Farmhouse, Yelland, Barnstaple, EX31 3EN

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

Stags 30 Boutport Street, Barnstaple, Devon, EX31 1RP Tel: 01271 322833 [email protected]

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