Marsh Farm, Clyst Hydon, Cullompton, Devon Marsh Farm There are three reception rooms on the ground floor; a double aspect dining room with a wood Clyst Hydon, Cullompton, burning stove within an inglenook fireplace, a Devon, EX15 2NF large double aspect drawing room with a wood burner within an inglenook fireplace, and a triple A Grade II Listed former farmhouse aspect study/snug with French doors which surrounded by its own land of lead out to the gardens. These rooms each have appealing character features, including exposed approximately 3.42 acres, in a secluded beams and a bread oven within the study/snug. position just outside Clyst Hydon Lovely views of the surrounding landscape can be enjoyed from the drawing room, whilst the study/snug has views of the gardens. Clyst Hydon 0.5 miles, Cullompton 4.5 miles, Honiton 10 miles, Exeter 12 miles There are six bedrooms on the first floor. The master bedroom has a decorative fireplace Porch | Entrance hall | Kitchen/breakfast room and fitted wardrobes, plus a stylish en suite Utility room | Cloakroom | Dining room shower room with a large rain shower. Many Drawing room | Study/snug | Master bedroom of the bedrooms enjoy fabulous views of the with en suite shower room | Five further gardens and the countryside beyond. There is bedrooms | Family bathroom | Shower room also a modern family bathroom on the first floor, with an elegant freestanding claw foot bath. Driveway with ample parking for numerous There is also a separate shower room. vehicles | Double garage with loft storage Separate hardstanding | Beautifully landscaped Outside gardens and grounds The beautifully landscaped gardens and grounds at Marsh Farm measure approximately In all approximately 3.42 acres 3.42 acres in total. The property is surrounded by its own land, providing a high level of privacy and seclusion. An attractive gravel driveway The property approaches the front of the house, providing Marsh Farm is a Grade II Listed former ample parking for numerous vehicles. On the farmhouse, thought to originate from the far side of the entrance drive is a pond with early 1600s. The well-presented property has two islands, providing an excellent habitat for many original character features including wildlife and birds. There is also a vegetable exposed beams, a bread oven, inglenook garden; whilst to the north of the house is a fireplaces and plank and muntin screens. further lawned area with a number of poplar trees. On the ground floor, a thatched porch at the entrance leads to the cross passage entrance The grounds comprise extensive areas of hall with attractive plank and muntin screens lawn with a variety of flora, including apple, on both sides and exposed ceiling beams. The pear and cherry trees, as well as a number of triple aspect kitchen/breakfast room is to the attractive flowering shrubs such as honeysuckle rear of the house, with an Aga, bespoke hand- and roses. There is a paved terrace to the rear built kitchen units, dishwasher and a Belfast of the property, ideal for al fresco dining and sink. Accessed via the kitchen, there is also a entertaining, as well as a fountain and a number separate utility room as well as a cloakroom and of raised beds. a side entrance to the property.

Outbuildings Adjacent to the property, but detached apart from a linking garden wall, is a double garage with a thatched roof. The garage has electric, lighting and power. There is also a hatch and loft ladder to allow access to the loft storage above. Behind the garage is a hardstanding area, suitable for storing a caravan or boat. Situated next to the vegetable garden is an Alton cedar greenhouse with electricity for power and lighting connected, a large timber workshop with power and lighting, a storage shed and a small potting shed.

Location Marsh Farm is located just outside the pretty village of Clyst Hydon, within the picturesque East Devon countryside. The property offers complete seclusion, surrounded by its own land, without isolation. The village has a very active community, with St Andrew's Church and the local primary school being located in the centre of the village. There is a community run outdoor swimming pool, a village cricket ground and active cricket club, plus a village hall equipped with modern facilities. The award-winning Five Bells Inn can also be found within the village and is renowned for its high quality menu.

Cullompton, which is approximately 4.5 miles from Marsh Farm, offers a range of facilities and local amenities. There are two supermarkets and a number of smaller local shops catering for most daily needs. There are good healthcare facilities with doctors surgeries and dentists close to the town centre. Honiton, which is 10 miles away, has three major supermarkets with a wider range of shopping available along the attractive High Street. Honiton also boasts some very highly acclaimed restaurants and Inns, and a number of interesting antique shops and auction houses. Rail services operate from Honiton direct to London Waterloo in approximately 2 hours 30 minutes.

Devon has a number of well-regarded state and Dartmoor National Parks are also within easy private schools within the county and Marsh reach. Farm is ideally placed to access the majority of them. As well as the primary school in Clyst The M5 motorway provides links to the A38 to Hydon, further primary and secondary schools Plymouth and Cornwall, the A30 to the South can be found in Honiton and Cullompton. and Bristol and London to the North and East. Marsh Farm is also within the 10 mile reduced There are frequent rail services from Tiverton fee catchment area for Blundell's at Tiverton. Parkway to London Paddington (from 2.5 Other well-regarded schools in the area include hours), and Exeter Airport offers a number of Wellington School, Colyton Grammar School domestic and international flights, including and Taunton School, Kings College, Queen’s two flights a day to London City Airport. College and King’s Hall. Directions The cathedral city of Exeter, approximately From the M5 motorway, leave at Junction 28 12 miles to the south, offers a wide choice of and proceed to the centre of Cullompton. cultural activities with theatres, the RAMM Continue through Cullompton on the B3181 museum, an arts centre and a wealth of good towards Exeter. Continue for approximately shopping and restaurants, including John 2 miles. Turn left at the Merry Harriers Inn in Lewis and a Waitrose supermarket. There are the hamlet of Westcott. Continue towards and several primary and secondary schools, both through Clyst Hydon and proceed towards state and independent, and Exeter University is Talaton. Approximately 200 yards beyond the recognised as one of the leading universities in National Speed Limit signs, and immediately the country. before a sharp right hand bend, turn left into the entrance drive to Marsh Farm. The entrance to East Devon is renowned for its beauty and the property can be found on the left hand side. ample opportunity for a range of outdoor pursuits. The resort of Sidmouth on the Jurassic Coast, with its Regency seafront esplanade and interesting variety of shops and cafes, is only 13 miles away. There is ample opportunity for walking in the nearby Blackdown Hills, which are designated as an Area of Outstanding Natural Beauty (AONB), as well as at the National Trust estate of Killerton which provides walks through its gardens and grounds. There is also the South West Coastal Path, which is England's longest waymarked long-distance footpath and a National Trail. It stretches for 630 miles, running from Minehead in Somerset, along the coasts of Devon and Cornwall, to Poole Harbour in Dorset.

As well as the Jurassic Coast, there are sailing opportunities from the Axe Yacht Club, Seaton and Beer Sailing Clubs. For the golfing enthusiast there are courses at Tiverton, Seaton, Lyme Regis, Honiton, Sidmouth and Woodbury. There is racing at Taunton, Wincanton, Exeter and Newton Abbot, and the Exmoor and

General Local Authority: East Devon District Council, Floorplans Council Offices, The Knowle, Sidmouth, Devon Main House internal area 3,044 sq ft (283 sq m) Garage internal area 459 sq ft (43 sq m) EX10 8HY For identification purposes only. Services: Private drainage. Mains water and electricity. LPG gas central heating. Superfast broadband is connected, currently provided Double Garage 6.99 x 6.10 by Voneus. 22'11" x 20'0" Rights of Way: The lane leading to Inner Marsh Farm is owned by Marsh Farm, but subject to a right of way in favour of Inner Marsh Farm and an agricultural right of way for the adjoining fields. There are public footpaths which run over the lane leading into the property and surrounding Bedroom 6 land but not across the property itself or its own 3.20 x 2.97 grounds. Further information is available from Utility Kitchen/Breakfast Room Snug/Study 10'6" x 9'9" 2.59 x 1.96 5.79 x 4.83 4.32 x 3.68 Bedroom 2 (Maximum) the vendor's agent. 8'6" x 6'5" 19'0" x 15'10" 14'2" x 12'1" 4.24 x 2.95 (Maximum) 13'11" x 9'8"

Drawing Room Main Bedroom Stags Honiton Dining Room Entrance 7.36 x 7.01 5.16 x 5.03 4.98 x 4.88 Hall 24'2" x 23'0" 16'11" x 16'6" Bedroom 4 Bedroom 5 66 High St, Honiton EX14 1PS 16'4" x 16'0" (Maximum) (Maximum) 4.39 x 4.04 3.86 x 3.05 14'5" x 13'3" 12'8" x 10'0" Bedroom 3 4.09 x 1.83 01404 45885 13'5" x 6'0" [email protected] stags.co.uk Ground Floor First Floor Porch Strutt & Parker Exeter 24 Southernhay West, Exeter, Devon EX1 1PR The position & size of doors, windows, appliances and other features are approximate only. 01392 215631 © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8328464/SS [email protected] struttandparker.com @struttandparker IMPORTANT NOTICE /struttandparker Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective 60 offices across England and Scotland, including purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken February 2018. Prime Central London Particulars prepared February 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.

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