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3 bedroom detached house for sale

Blackborough, Cullompton, Devon, EX15

Guide Price £900,000

Property Description

Key features

  • Stunning 3 bed owners accommodation
  • 4 holiday lodges
  • PP for 2 additional lodges
  • 2 coarse fishing lakes
  • Children's playground
  • Overall 3.8 acres

Full description

Established holiday letting and fishing business in a secluded location with stunning views and potential to expand. Excellent 3 bed owners accommodation, 4 holiday lodges, PP for 2 additional lodges, children's play area. 2 lakes. Overall 3.8 acres. EPC Band D.

The Situation - South Combe Waters is set in a wonderfully secluded location within the Blackdown Hills, not surprisingly designated an Area of Outstanding Natural Beauty. It is a beautiful area of countryside with pastoral scenes interspersed with areas of woodland which straddle the Devon and Somerset border to the north of Honiton and to the south of Taunton villages in the area most of which have pubs and village shops etc include Hemyock, Culmstock, Ufculme, Ashill and Kentisbeare.

The countryside around the property has numerous footpaths, bridleways plus areas of Forestry Commission and Woodland Trust owned woodland. Towns in the locality include Honiton (8 miles), Wellington (9 miles) and Taunton (19 miles).

Although in a rural location the property is not far from the M5 with J26 being 10 miles, J27 (11 miles) or J28 (7 miles). To the south the A30 (8 miles) links to the A303 and then M3.

Description - The property was first established in the 1990s and during the owners occupation of 16 years the property has been further developed, enhanced and matured and is now for sale for retirement reasons. There are four well-appointed lodges at present and permission has been granted for a further two. The two attractive coarse fishing lakes are well stocked with numerous pegs surrounding the fishing.

Willow Wood Lodge - This Norwegian lodge home is set in a most secluded location away from the holiday business area. It has its own driveway and open fronted garage along with established gardens.

The front door leads into an entrance hall off which is a utility room. A door leads into the main hallway which opens out into a stunning triple aspect sitting/dining room with vaulted ceiling plus French doors leading out onto a balcony with a beautiful outlook over the lakes and beyond over the hills. The kitchen has a range of cupboards and drawers with granite worktops with built-in appliances. The master bedroom also has French doors out onto the balcony with excellent views off which there is an ensuite wet room. There are a further two double bedrooms with potential to perhaps create another bedroom over the kitchen. It is in excellent decorative order with high-quality fittings.

The Lodges - There are 4 detached lodges - 2 single storey and 2 two storey. These lodges have LPG heating and each overlooks the lake.

Nuthatch (sleeps 3): A single storey lodge with living room, kitchen, double bedroom, single bedroom and wet room.

Dormouse (sleeps 3): A single storey lodge with living room, kitchen, double bedroom, single bedroom and wet room.

Badgers Retreat (sleeps 6): Large kitchen/living room with balcony and lovely views. Bathroom with separate shower, double bedroom, 2 twin bedrooms.

Kingfisher (sleeps 6): Large kitchen/living room with balcony and lovely views. Bathroom with separate shower, double bedroom, 2 twin bedrooms.

There is planning permission for a further two lodges to be built on the site.

The Grounds - The grounds include a children's play area, with various items of equipment, and an on-site laundry room for guests. There are areas of pasture (within which are the sites for the two additional lodges) and two attractive lakes. The fishing lakes are only open to guests staying in the lodges. There is a well-stocked specimen lake with carp and a further lake with with a wide range of coarse fish including Perch, Roach, Rudd, Bream,
Orfe, Tench, Chubb, Mirror Carp, Common Carp, Grass Carp and Koi Carp ranging in size from fingerlings to 12lbs. There are numerous pegs with mature trees surrounding the fishing.

The Business - It has been developed by the owners during their ownership. They choose to open between 1st April to the end of October half term so there is scope for further growth if required. The owners run the business themselves with the assistance of cleaners on Saturdays, changeover day. Bookings are taken directly from the owners website There is a high level of repeat business. Financial information is available from the agents.

Services - Private water, mains electricity. Oil fired central heating to owners lodge. LPG heating to the holiday lodges

Outgoings - Rateable Value for the lodges for the period 01 April 2015 to 31 March 2016 = £3,744.00. The property benefits from Small Business Relief of £2,620.00. Total Payable £1,123.31
Willow Wood Lodge - Council Tax Band C - total payable £1,473.23

Directions - From J28 of the M5 take the A373 to Honiton. After 3 miles and soon after Keepers Cottage turn left signposted Sheldon. After Forest Glade Caravan Park proceed to the T junction, turn right and then left to Sheldon. Turn left at the next junction and after a further mile, after driving past woodland, the entrance to South Combe Waters is on the left.

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

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

More information from this agent

Energy Performance Certificates (EPCs)

Listing History

Added on Rightmove:
20 June 2016

Map & Street View

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