Devon/Somerset Border

Guide price

Bedrooms: 11
An attractive and versatile small farm of just over 37 acres, together with spacious modern outbuildings, ménage, 3 quality holiday cottages and a 5-bedroom farmhouse providing potential for multigenerational living.


This highly attractive small farm is beautifully situated on the Devon Somerset boarder amongst an attractive pastoral landscape of rolling hills, while being well connected to the wider world. The property provides a range of opportunities with over 37 acres of land including two fishing lakes and woodland. A versatile range of modern agricultural barns provide space for livestock and storage, including stabling and potential for an American barn style stabling if required.

Three high quality holiday cottages provide established income and the attractive Grade 2 listed farmhouse is currently used as two cottages providing excellent multigenerational living, but could be used as one dwelling.

Further potential exists within the land area to expand the holiday accommodation via glamping or events, subject to the necessary consents, making full potential of the outstanding position and views.

The whole provides a rare opportunity for a lifestyle holding with income and land within a charming location with outstanding school and transport links.


The property is situated in a nicely elevated position with open views. While tucked away in a peaceful environment, the property benefits from excellent access to a range of local amenities via either Wiveliscombe, 4.5 miles, and Bampton, 5 miles. Both towns provide a really good range of local independent shops and facilities including post office, general store etc. Wiveliscombe also provides the closest primary and secondary schooling. The local pub at Waterrow is also just 1.5 miles. Further afield, Tiverton is 12 miles giving access to the popular Blundells school as well as the North Devon link road, M5 junction 27 and Tiverton parkway station which is on the London Paddington line. Taunton, Somerset s county town lies 14 miles to the East and has a number of private schools as well as main line train and M5 access.

Within the area is some outstanding walking, riding and mountain biking country. The Exmoor national park is also close by, with its wide-open spaces and extensive network of foot and bridle paths all the way to the coast.

The Farmhouse

A 16th century grade 2 listed house, extensively and sympathetically modernised, now arranged as two self-contained houses with an interconnecting door if required on the first floor.

The accommodation in brief comprises on farmhouse side, flagged central hall, large beautifully fitted kitchen/breakfast room with integral appliances, handmade and fitted utility/boot room and cloakroom with WC. The dining room has an attractive beamed ceiling, the sitting room has an inglenook fireplace. On the first floor are three bedrooms and a superb refitted bathroom as well as a further dressing room with potential to convert to an ensuite if required. Listed consent is held for this as well as a potential internal opening with the adjoining cottage on the ground floor. In the adjoining Handley cottage, a hall leads into the sitting room, a fitted kitchen/diner and shower room complete the ground floor, with two bedrooms and a bathroom on the first floor.

The Holiday Cottages

All three holiday cottages are detached and beautifully presented. They comprise:

Cottage 1 2 bedrooms, 2 bathrooms, sleeps 4

Cottage 2 3 bedrooms, 1 bathroom, WC ensuite, sleeps 6

Cottage 3 1 bedroom, 1 bathroom, sleeps 2

The cottages all provide varied accommodation with a luxury feel and have been successfully let for many years. Cottages 1 and 2 have large enclosed gardens with decks and hot tubs, while cottage 3 has a courtyard seating area. A guest children s play area is provided with play equipment.

The Business

A well run, organised and successful business operating for many years generating a high majority of direct bookings and repeat visiting customers, with the remainder provided by an agent. A strong social media presence has also been developed backed by a modern website. Further potential to expand the holiday business could be to develop a glamping or events-based offering within the extensive land, subject to the necessary consents.

Gardens, Outbuildings and Land

The property is accessed from the road along a long-shared drive with pillared and gated entrance, sweeping between pasture meadows and up to the house and cottages. The farmhouse has a recently designed and landscaped private rear garden with several dining and entertaining spaces as well as large well-tended lawn and attractively planted boarders and pathways.

The drive forks left before the house and cottages and leads to the modern agricultural buildings and ménage. These comprise and open fronted machinery store, 49 x 25 (14.9m x 7.6m), which opens onto a yard enclosure. Adjoining this is the livestock and stable building, overall 90 x 51 (27.4m x 15.5m). Currently dividing into stabling and storage as well as open livestock bedding. This barn would suit a number of other uses including as a large equestrian American barn style stable. Next door is the large well fenced ménage measuring 196 x 72 (60m x 22m). We believe there is potential for residential conversion under Class Q for these buildings, subject to the necessary consent.

The land is mostly permanent pasture with an area of copse/woodland with 2 well stocked fishing lakes. From the land to varying degrees, stunning views can be taken to the South over the adjoining landscape for many miles.


Mains electric, private water and drainage.


Farmhouse Council Tax Band D

Farmhouse Cottage Council Tax Band A

Holiday Cottages Business Rateable Value £7500

Local Authority

Mid Devon District Council

Basic Payment Scheme

The basic payment entitlements are to be included in the sale.

Rights of Way

The property is sold subject to and with the benefit of any public or private rights of way or boundaries. In particular a right of way exists for the neighbour along the drive and a 2nd neighbour along the old railway line near the entrance.


Exit M5 at J.25 (Taunton) signposted Taunton, Exmoor, Brendan Hills. Follow the A358 (Minehead) through Taunton until you reach the outskirts, then take B3227, Wiveliscombe Bampton road. In Wiveliscombe, pass straight over traffic lights. Keep on B3227 through the little village of Waterrow, passing a garage on the right. After approx. 1.5 miles. The property is signed on the right-hand side after passing Somerset/Devon border.


Strictly by appointment with Stags Holiday Complex Department on 01392 680058


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

01823 619815

Stags - Wellington

7 High Street, Wellington, Devon, TA21 8QT

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