Holsworthy, Devon, EX22

This substantial and highly flexible farmhouse stands proudly amongst open farmland with no immediate neighbours. The property has a wealth of character and has benefited from a wonderful and significant two storey extension, completed in 2019, which is currently used as a successful and stunning holiday cottage, providing a supplementary income, but would have great potential to be a family annexe or to be fully integrated and used as one very large dwelling.

The array of solar panels which has the benefit of battery storage, also brings in an income, as well as having a minimising effect on the household outgoings. Running costings and the overall income can be provided after a viewing, upon request.

The cluster of attractive barns within the former farmyard immediately at the rear of the farmhouse have been vastly improved and painstakingly re-roofed over recent years. Two of the four principle barns have been granted full residential planning permission (Torridge District Council application no. 1/0817/2022/FUL) and offer a rare opportunity to create a multi-generational home or a commercial holiday let business.

The two storey detached barn has plans in place to convert into a four bedroom (one en-suite) property with a large open plan kitchen/dining room, a living room which would have far reaching westerly views over miles of countryside and an office. The L-shaped single storey barn has planning for an open plan kitchen/living/dining room, a family bathroom and two double bedrooms, one with en-suite. There is plenty of space for separate and discreet parking and garden areas.

As part of the permission, the building of a triple carport, with storage facilities, has been granted. There would be two further barns left in situ, ideal for use as outbuildings or for storage. The consent, elevations and floor plans regarding the planning on the barns can be emailed, upon request.

Keephills Farm has been traced back as far as the early 19th century but, it is highly probable that it pre-dates that era, given all the wonderful character features on offer throughout the home. The entrance is served by a porch/garden room which is large enough to relax in and take advantage of the south facing outlook over the delightful gardens. This leads into the relaxing living room which is dominated by a stone and brick fireplace, which features a clome oven, a wooden lintel and, inset on the hearth, a multi fuel burning stove. In the opposite direction, there is a very flexible reception room which could be used as a great study (as it is now) or as a separate sitting room, with a character fireplace.

A door from the living room opens into the formal dining room at the rear, with an oak floor and feature fire surround, which in turn, leads into the kitchen/breakfast room. This wonderful, locally sourced bespoke kitchen has solid stone worktops and oak units, with glass display cabinets. The centrepiece is the oil-fired Stanley and, included in the sale, are the high quality ‘Miele’ appliances such as the single oven, induction hob, dishwasher and larder fridge. This dual aspect room has a slate flagstone floor, down lighting and features a very useful larder cupboard, ideal for storage. Completing the ground floor of the main house is practical boot room/utility, with plenty of space for boots and coats, with a glass covered original well, as a highly unusual feature.

On the first floor, there are three lovely bedrooms in the main dwelling. The master bedroom has a vaulted ceiling and the remaining double bedrooms have exposed beams and built-in wardrobes. All bedrooms having fine views across the garden and landscape beyond enjoy the southerly aspect and light. The sumptuous and very spacious family bathroom/WC has a free standing bath and a very large shower area plus his and hers basins.

The significant two storey extension, with its own separate and tucked away entrance, is used a very successful holiday cottage. The exposed stone wall in the hall and the beautiful wooden staircase are real features as you enter, with a well utilised kitchen, a ground floor wet room and a superb, light and airy lounge which has a porcelain floor, a raised wood burning stove, bay window and farmland views. There are double doors leading out to the rear garden from here, and this holiday let has its own garden space to enjoy.

The exquisite dual aspect bedroom has both a bay window and a lovely floor to ceiling window taking in the breath-taking views over the surrounding farmland and garden for miles around. An extensive range of bedroom furniture is built-in to include wardrobes and drawers with a storage platform above and the en-suite has a separate shower cubicle, as well as, a bath, his and hers basins and has a radiator which can be independently controlled by both the central heating system and electric. Adjacent, is a compact single bedroom. On both floors there is easy access, both to and from the cottage to the farmhouse, which would suit use as family or granny annexe, if desired or seamlessly reverted into one main residence.

Keephills Farm has modern comforts such as oil fired central heating and external windows are UPVC double glazed. In the cottage, the warmth on the ground floor is from underfloor heating.

Externally, Keephills Farm is approached by a long private lane which is in the ownership of the property, with just one other property having access. The gardens are level and most attractive comprising of an initial paved patio and gravelled area which is perfect for Alfresco dining, when the weather allows. Being south facing, the gardens enjoy the warmth and take in the far reaching views. There are made to measure built-in slated and block picnic benches and tables and outside lighting. The gardens themselves comprise of many flowerbeds well stocked with shrubs, bushes and perennials, all offering a variety of colour during the season. For the green fingered gardener, a greenhouse stands adjacent to the vegetable garden where there are raised vegetable beds full of fine produce. Fruit trees include apples and damson with many soft fruits such as black and red currant, raspberry and loganberry. The garden has young specimen trees and is well enclosed. A few steps from the house is the main block of pasture which extends to some 3.02 acres, it is gently sloping and well enclosed ideal for stock. At the far end of the field are roughly 200 firewood trees which have been planted and are nicely maturing, illustrating the sustainability of the property. In total, the land and grounds measure in the region of 5 acres.

All in all, this fine home has so many ingredients and an internal viewing is highly recommended.

The property lies within 1.5 miles of the historic market town of Holsworthy in delightful Devon countryside. Holsworthy features both primary and secondary schools, a Waitrose supermarket, a range of independent shops and businesses, a medical centre and dentists. Bude, its beaches, canal and coast is just 9 miles away from Holsworthy with stunning walks along the clifftops.

The larger cities of Exeter at around 45 miles distant, Plymouth 38 miles distant and the North Devon regional centre of Barnstaple within approximately 28 miles all offer a wider range of educational, cultural and leisure facilities. At Launceston which is some 13 mile distant, the A30 dual carriageway provides access to the M5 at Exeter, or west into Cornwall, with the town itself offering a choice of supermarkets and schools. The private school, Shebbear College, is also close to hand.
From Launceston proceed down the A388 (St Thomas Road). Upon reaching the roundabout at Newport turn right signposted Holsworthy, continuing along the A388 heading north towards Holsworthy. Continue through the hamlet of Dutson and on through the village of St Giles-On-The-Heath and Chapmans Well. Continue for a few more miles through the village of Clawton. After approximately two miles as you reach the summit of a small incline the private lane on the left for Keephills Farm will be found on the left hand side, with a clear named signpost. The property is at the end of the lane.