5 bed property for sale

Chawleigh, Chulmleigh, Devon EX18

An outstanding residential smallholding enjoying a superb rural position benefiting from a character period farmhouse (5 beds) with dual occupancy potential, adaptable traditional and modern farm buildings, pasture and woodland.

West Hill extends in total to about 76.94 Acres and is offered for sale by private treaty either as a whole or in lots as follows:-

Lot 1: Farmhouse, Buildings & Pasture Land extending to about 8.45 Acres - Guide Price £825,000

Lot 2: Pasture Land extending to about 5.99 Acres - Guide Price £60,000

Lot 3: Pasture Land incorporating a small field shelter and extending to about 15.14 Acres - Guide Price £145,000

Lot 4: Pasture & Woodland, including a useful field shelter and extending to about 20.37 Acres - Guide Price £130,000

Lot 5: Pasture Land extending to about 26.99 Acres - Guide Price £260,000

West Hill is a unique property, offering the perfect blend of rural charm and character whilst affording residential, agricultural, equestrian and amenity appeal. Whether you are seeking a family home in the heart of the Devon countryside or looking to develop an agricultural or equestrian smallholding, this 77-acre farm provides lifestyle options in an outstanding rural setting.

Having been in the ownership of the current vendors family for over 110 years, the sale of West Hill offers an extremely rare opportunity to acquire a beautifully situated 77-acre smallholding set in a peaceful and yet accessible part of picturesque Devon. This superb property package may be well suited to those prospective purchasers seeking a rural lifestyle, a working smallholding, an equestrian based enterprise, or the potential to develop a tourism business. West Hill undoubtedly provides the space, charm, and versatility to turn a dream into reality.
The holding is centred upon an attractive Grade II listed traditional farmhouse providing character five bedroomed family accommodation, set in a largely unspoilt traditional farmyard around which are situated a charming range of stone barns. For those prospective purchasers seeking additional accommodation or to establish a holiday letting business, full planning consent has been obtained for the creation of a residential annexe and a separate holiday cottage (please refer to the Town & Country Planning section below). There is a further range of modern farm buildings and yards which may be adaptable to a variety of alternative uses and include a lovely range of stables. For those with equestrian interests, from the southern periphery of the property access may be gained to a bridleway leading to Eggesford Forest.
The farmstead benefits from a superb block of agricultural land, which is in excellent heart and may be well suited to a variety of agricultural, equestrian, conservation or other amenity uses. In total West Hill extends to about 76.94 Acres (31.14 Ha) and is offered for sale as a whole, or in up to 5 lots.

Lot 1 - farmhouse, farm buildings and land extending to about 8.45 acres
The farmhouse

A substantial detached Grade II listed Devon longhouse of stone, cob and rendered construction beneath a thatched roof, believed to date originally from the 1600’s, with later 19th and 20th century alterations. The farmhouse provides spacious five bedroomed accommodation with scope for dual occupancy, whilst exhibiting an abundance of character, including exposed timbers and stonework. The accommodation is entered via a welcoming entrance hall with wide stairs rising to the first floor and an early stair gate. A fully equipped secondary kitchen, created when the farmhouse was formerly occupied in two parts, leads through into a charming sitting room with an inglenook style fireplace inset with a wood burning stove. On the opposite side of the entrance hall is a characterful dining room boasting another large inglenook fireplace with an original bread oven and wood burning stove. The main farmhouse kitchen contains a good range of fitted base units with granite effect composite work surfaces and a matching island unit with a granite top. An Esse oil fired stove provides the beating heart of the house during the winter months, with plumbing and space provided for a dishwasher, and space also for an electric cooker and fridge. An enclosed secondary staircase leads up to the first floor. The kitchen also has an entrance porch leading out to the front. Leading from the kitchen is a utility room with a door out to the rear and a useful downstairs shower room off. A study/snug is also situated off the kitchen with a built-in cloaks cupboard. From here a door leads out to a covered patio area to the side of the house.
On the first floor a landing runs almost the full length of the house, accessed via two sets of stairs and serving five well proportioned double bedrooms and a family bathroom. The main bedroom benefits from en suite facilities, as does bedroom 3, although this room could easily be used as a dressing room for bedroom 2, if required.
For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.
Outside

The property is approached from the quiet no-through council lane via a long private entrance drive with a pretty farmyard pond adjoining upon entering the farmstead. Double timber gates lead into the traditional farmyard, providing ample car parking and turning space to the front of the farmhouse. A low box hedge creates a sitting out area overlooking the farmyard. To the rear of the house is a lovely large orchard area overlooking the land, whilst to the west is a delightful enclosed vegetable and flower garden, containing raised beds, a poly tunnel and summer house/garden shed.
The farm buildings

The main farmyard to the front of the house is surrounded by a charming range of traditional farm buildings of principally stone and part cob construction, accessed from the north east corner, with a further separate gate leading out to the land. Full planning consent has been obtained for the conversion of two of these buildings into an ancillary residential annexe and a separate holiday cottage. The buildings briefly comprise the following:-
Stone, part cob and slate roofed former Threshing Barn, approx. 11.6m x 5m, containing two brick and block disused grain bins and double timber doors. Adjoining lean-to Store, approx. 4.1m x 3.3m.
Forming the south side of the courtyard, adjoining the above at right angles, is a five bay open fronted Car Port, approx. 14m x 5.2m, with a lean-to open fronted Cart Shed, approx. 4.6m x 2.8m.
Situated in the south east corner of the farmyard is a stone and gi roofed Traditional Barn, approx. 5.1m x 4.5m, currently used as the farm workshop on the ground floor with a loft over. Adjoining this is a former Shippon, approx. 12.8m x 3.4m, also with a loft over.
Further adjoining stone and cob building known as the Cellar Barn, approx. 7.1m x 3.8m, currently used for storage purposes with timber steps up to a loft over part.
Lying to the east of the main farmyard is a four bay Dutch Barn, overall approx. 18.1m x 15.1m, including lean-to’s to either side, currently utilised for livestock housing and machinery storage.
A further enclosed concrete yard area with block walls and a gate out to the adjoining land has a further range of buildings comprising:-
Seven bay open fronted Implement Store, approx. 20m x 4.6m.
Stable Block, overall approx. 17.9m x 5.4m, containing four boxes with access passage, tack and feed room. Adjoining to the rear is a further Store Shed, approx. 5.3m x 3m.
Former Cubicle Shed, approx. 13.9m x 6.8m, with raised beds for 24 cows and a central scraping passage.
Five bay Livestock Shed, approx. 22.5m x 9.4m, also a former cubicle shed with a central scraping passage, currently used as lambing pens.
The land

The farmstead is conveniently positioned within its own attractive block of agricultural land which is divided into a number of small manageable enclosures, with access available from the private entrance drive or direct from the farmyards. The land contained within Lot 1 comprises level or very gently sloping traditional pasture currently utilised for the grazing of horses and livestock, although it may be well suited to a variety of smallholder, conservation or other amenity uses. Lot 1 extends in total to about 8.45 Acres as shown on the attached identification plan.

Lot 2 - pasture land extending to about 5.99 acres

This is an exceptionally attractive block of principally level and productive pasture land contained within two fields and enjoying good road frontage and access. Lot 2 is shown shaded blue on the identification plan.

Lot 3 - pasture land extending to about 15.14 acres

Immediately adjoining Lot 1 to the north this comprises an excellent block of level and gently undulating agricultural land divided into a number of convenient enclosures and benefiting from good road frontage and access. A small open fronted timber and profile steel Field Shelter is contained within this lot.

Lot 4 - pasture & woodland extending to about 20.37 acres

This lot comprises a delightful combination of traditional pasture and recently established mixed deciduous woodland, whilst also containing a useful timber and gi roofed Field Shelter, approx. 6.5m x 3.6m. Benefiting from road access and enjoying exceptional privacy and seclusion, this lot affords equestrian, conservation and amenity appeal.

Lot 5 - pasture land extending to about 26.99 acres

A superb block of level and gently undulating, productive agricultural land divided into two good sized fields and benefiting from excellent road frontage and access.
General remarks
tenure & possesion

Freehold with vacant possession available upon completion.
Services & outgoings

Lot 1 benefits from mains electricity and mains water. Drainage of the farmhouse is to a private system. Please note, the private drainage system may require attention and/or upgrading and prospective purchasers should carry out their own investigations.
If required, sub-metred water supplies may be available to Lots 2 and 4, with the purchaser(s) liable for installing a sub-meter and reimbursing the owners of Lots 1 and 5 respectively for all water consumed. Lot 3 will be sold without any mains services, although this lot does benefit from some natural spring watering. Lot 5 benefits from a separate mains water supply.
Local Council Tax on the farmhouse, Band E, together with the usual service and environmental charges.
Basic payment scheme

The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.
Agri-environment schemes and designations

The land is currently entered into a 5-year Mid-Tier Stewardship Agreement which commenced on the 1st January 2022 (Agreement No. 1260631). The woodland contained in Lot 4 is subject to a 30 year Woodland Trust Agreement which commenced in 2021.
The land will be sold subject to the terms of the above mentioned agreements and prospective purchasers should satisfy themselves as to the contents and obligations of this agreement and will covenant to farm in accordance with the management prescriptions. Further details are available from the Agents. The land lies within a Nitrate Vulnerable Zone.
Renewables

The property benefits from a solar pv array on the roof of the car port which receives fit payments in the region of £700 -£800 per annum.
Sporting & mineral rights

The sporting and mineral rights across the holding, insofar as they are owned, will be included in the freehold sale.
Town & country planning

The farmhouse is Grade II listed.
Planning consent was obtained in March 2023 on the former threshing barn for conversion to a residential annex, whilst the cellar barn has consent for holiday accommodation (Ref. No. 22/01661/full). Further details and plans may be obtained from the Mid Devon District Council Planning Portal using the above planning reference number.
There may be scope for prospective purchasers to consider other alternative uses within the farm buildings, subject to obtaining any necessary planning/listed building approval.
Fixtures & fittings

All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

Rights of way, easements, wayleaves, etc.
Public footpaths cross part of Lot 1 and Lot 4. The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.
Important notice

Greenslade Taylor Hunt and their clients give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise.
They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.
Additional information

Broadband: Fftc - Full Fibre broadband is available - highest available download speed 76 Mbps, highest available upload speed 15 Mbps. (Based on Openreach data).
Mobile Coverage: Outdoor coverage available via EE, O2, Three and Vodaphone. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider (Based on Ofcom data).
Flooding: The property is in an area at a very low risk of flooding from River/Sea and surface water (defined as the chance of flooding each year as less than 0.1%)(Gov UK data).
Farm properties health & safety notice

All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A smallholding is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing horses or stock. All persons viewing the property are asked to observe the country code and close all gates.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used on some of the farm buildings may contain asbestos.
Measurements and other information

All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
Ref: STM250131

West Hill lies in the beautiful band of countryside between Exmoor and Dartmoor, a predominantly agricultural landscape primarily comprising pasture and arable land interspersed with an abundance of woodland and pretty river valleys. Exmoor to the north offers beautiful moorland scenery with many foot and bridle paths, whilst the North Devon coast is easily accessible with lovely sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe, all visited by the renowned South West Coast Path.
The nearby village of Chawleigh is nestled in the heart of central Devon overlooking the Little Dart and Taw Valleys, the village itself benefits from a post office/general store, village hall and a popular local public house. To the north west is the small town of Chulmleigh providing a thriving and very active local community which has managed to retain a good range of local services, including highly regarded primary and secondary schools, a sports centre, post office, various shops, a health centre, dentist, public houses and restaurants, together with a historic town hall.
Despite its rural position the property still enjoys easy access to the surrounding districts and further afield with the larger towns of South Molton, Crediton and the City of Exeter providing an extensive range of everyday shopping, banking, recreational and educational facilities. From South Molton and Tiverton the A361 North Devon link road provides easy access to the M5 motorway (Junction 27). There are nearby rail stations on the Barnstaple to Exeter (Tarka) line at Eggesford and Lapford. Mainline intercity rail links are available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol.