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East Hagginton House, Haggington Hill | Berrynarbor | Devon | EX34 9SB ‘Offers in excess of £ 550,000’

East Hagginton House Hagginton Hill, Berrynarbor

Devon, EX34 9SB

A charming and characterful Grade 2 listed semi - detached 4 bedroom farmhouse set in a delightful semi - rural, sunny location on the outskirts of the village together with formal gardens, a huge amount of parking, a 33ft stone bu i lt barn and an addit i onal 7 bed 4 bath 3 recp 8.6 acr Double garage with 15.295 acres (6.19 hectares) room above of pasture land ideal for horses and other animals.

 Charming and characterful Grade 2 listed semi - detached farmhouse

 15.295 acres (6.19 hectares) of open pasture land ideal for horses and other animals/agricultural purposes

 Formal gardens and a huge amount of parking for numerous vehicles

 Large 33ft x 11ft stone built barn currently used for storage/small anima ls  Possible conversion to additional accommodation subject to any necessary consent  Superb 21ft x 16ft lounge with large imposing fireplace and wood burner  23ft x 11ft characterful separate dining room with solid oak floor

 4 good sized bedrooms (3 doubles and 1 single)  Ground floor shower room and first floor bathroom  Semi - rural position yet close to the village and amenities  Open vi ews from the grounds over neighbouring countryside and towards the distant Bristol Channel  Rare opportunity that MUST BE VIEWED!

Situated in a semi - rural sunny location Combe Martin. The sunny elevated towards the outskirts of the picture post position takes full advantage of the views card award winning village of Berrynarbor across the surrounding countryside and is this spacious and characterful Grade 2 towards the distant Bristol Channel; listed semi - detached farmhouse, on the predominantly from the gardens and open market for the very first time! The grounds as mentioned earlier. property s its in its own large gardens and grounds which includes formal lawned Berrynarbor is an attractive Olde Worlde gardens and a large yard area providing picture post card village and has won extensive parking for numerous and several awards over the years for the larger vehicles or even a boat or "Best Kept Village" from Britain in Bloom agricultural machinery. There is also a and every spring and summer the village 33ft x 11ft stone built barn which is is awash with colour with attractive attached to the main house. Currently hanging baskets and neat and well - kept the barn is used for storage but could gardens t hroughout. The amenities equally be used for small animals/stables, include a primary school with an workshops or be converted to further 'outstanding' Ofsted rating, two public accommodation ideal for dual family houses serving food, a community post occupation or a holiday letting unit office/general stores and a church. The subject, of course, to an y necessary village also has a thriving community with consent. many local clubs and associations to suit a variety of different interests. Across the road from the house is 15.295 acres (6.19 hectares) of rolling pasture The coast is just a short distance away, land and a small area of woodland which only about a mile and a half, and there is has excellent road access and water in plenty of nearby walking along miles of one of the two fields. The land has no meandering footpaths which enjoy the rights of way crossing it and is fenced and best of North Devon's spectacular stock proof on all boundaries. The land is countryside and coastline. There is a bus ideal for horses or stock or other service which comes into the village and agricultural purposes. From the grounds has links to neighbouring towns and there are fabulous far reaching views over villages including Barnstaple, which is the surrounding countryside and down North Devon's main trading centre and is the valley towards the distant Bristol approximately 14 miles away and has Channel and Welsh coastline. many of the big name shops, a rail l ink to Exeter which then allows a direct route The property sits in a delightful semi - to major Stations within London. rural location yet retains close proximity Barnstaple also has direct access onto the to the village centre and local amenities A361 North Devon Link Road which and also has good access to the larger joins the M5 at junction 27 (Tiverton). neighbouring towns of Ilfracombe and Barnstaple as well as the nearby v illage of

The entrance lobby has the stairs to the the loft space and all o f the remaining first floor and leads through in to the rooms leading off. There are four good utility room which has plumbing for an sized bedrooms, 3 double rooms and one automatic washing machine. Leading from single room. Bedrooms 2 and 4 enjoy the utility room is a very useful ground delightful views over the land and floor shower room and wc which is ideal surrounding countryside. There is a for cleaning off after worki ng on the land. bathroom which comprises a white suite The engine room of the house is the which includes a bath with shower and characterful 19ft x 10ft kitchen/breakfast shower screen over and a hand basin. room which enjoys pleasant open views Within the bathroom is an airing over the neighbouring countryside and cupboard housing the insulated tank and has a range of fitted base and wall units. also a separate shelved linen cupboard. There is a beamed ceiling and exposed Immediately adjacent to the bathroom is ston e feature walls. The kitchen has a separate wc. doors to the lounge and dining room leading off as well as leading in to a very The property benefits from o il fired useful multi - purpose room, currently radiator central heating and there are used as a sewing room. attractive wooden framed double glazed windows. The accommodation is well - The sewing room has fitted store presented throughout and in mainly cupboards and houses the oil fired boiler neutral tones. for th e central heating and hot water. A 'stable style' door leads out on to the Outside, immediately in front of the large car parking area. house is a gravelled area and a 5 bar gate ope ns on to the huge car parking area The dining room is a particularly which provides enough space for characterful and spacious room and we numerous vehicles and other equipment. understand that this area was once a barn Adjacent to the car park is a lawned for the farm. The room measures an garden with flowerbeds and further impress ive 23ft x 11ft and has an raised soft fruit and vegetable beds. attractive solid oak floor. The heart of the home is the 22ft x 16ft lounge which Attached to the house is a single store y is the oldest part of the house and stone built barn which is currently used thought to date back to the 12th century. for storage and measures 33ft x 11ft. There is bags of character and charm and There is light, power and water and an imposing stone built fire place with a double doors as well as a pedestrian door former bread oven and large wood out on to the car park. The barn is ideal burner which provides warmth and for a variety of uses and could easily comfort in the colder winter months. incorporate stab les or similar if one Leading from the lounge is also a wanted to keep horse s or other animals. secondary staircase to the first floor. Alternatively, the barn could potential ly convert for form further accommodation The first floor landing has the hatch to for the main house or be used as a

holiday letting unit, all subject to any necessary Services: Mains electricity and water, oil and OPENING TIMES: consent as required. To the rear of the barn and septic tank drainage shared with East Hagginton immediately behind the dining room is an Farm. Monday – Friday 9:00am – 5:30pm Saturday 9:00am – 4:00pm enclosed walled court yard. Council Tax: Band E On the opposite side of the house is the formal garden area. There is a small court yard with outdoor power points and a few steps lead up on to a long and gently sloping lawned garden with mature hedge borders. Within the garden are various shrubs and bushes and a well screened oil tank with trellis and climbing roses. The garden extends away fro m the house and at the top end enjoys delightful views across the countryside and down the valley towards the distant Bristol Channel and Welsh coastline.

Across the road, a 5 bar gate gives access on to the 15.295 acres of mainly pasture land which is fe nced on all sides and drops down in to a small valley and back up the other side. There is also a small wooded area. The land is divided in to two large fields, one of approximately 3.598 acres including the wooded area and the other a further 11.697 acres . Within the first field there is a main s water supply and we understand that pipework has been laid across to the second field giving provision for water in that area as well. This would need to be connected up to the mains supply. The land is ideal for a variety of animals or agricultural purposes. The land has been subject to a grass keep agreement worth £1,200 per annum which could be kept on if required.

East Hagginton House is a delightful home and perfect for those l ooking for a change of lifestyle from the busy urban cities and towns. We fully advise an early internal inspection to appreciate the facilities on offer.

Not to scale - Land plan for identification purposes only

COURT YARD

STONE BARN

BEDROOM 1 LOUNGE BEDROOM 3

DINING ROOM

UP DN

DN SHOWER LANDING

CUP CUP DN KITCHEN/BREAKFAST ROOM A/C SEWING ROOM BEDROOM 2

UTILITY UP WC BEDROOM 4 LARDER BATHROOM LOBBY

Ground Floor First Floor Outside

Entrance Lobby 6' x 2'8" (1.83m x 0.81m) Bedroom 1 13'2" x 12'6" (4.01m x 3.8m) Stone Bar n 33'5" x 11'4" (10.20m x 3.45m)

Utility Room 8'2" x 7'4" (2.5m x 2.24m) Bedroom 2 16'7" 10'5" (5.05m 3.18m)

Shower Room 7'9" x 3' (2.36m x 0.91m) Bedroom 3 16'3" x 8'9" (4.95m x 2.67m)

Kitchen/Breakfast Room 19'1" x 10'5" (5.82m x 3.18m) Bedroom 4 8'2" x 7'1" (2.5m x 2.16m)

Sewing Room 10'6" x 9'4" (3.2m x 2.8 4m) Bathroom 8'9" x 6'10" (2.67m x 2.08m)

Dining Room 22'9" x 10'10" (6.93m x 3.3m) Separate WC 6'9" x 3'3" (2.06m x 1m)

Lounge 21'9" x 16'3" (6.63m x 4.95m)

For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings, if there are important matters which are likely to affect your decision to buy, please cont act us before viewing the property.

in association with Tel : 01 271 86 3 091 Webbers Fine & Country webbers.co.uk 48 High Street Ilfracombe N o rth Devon EX34 9 QB ilfracombe @ fineandcountry.com fineandcountry.com