Harcombe, Sidmouth, Devon, EX10

Boswell House is a handsome family home, originally built in 1860, retaining a wealth of original features while having been sensitively updated to suit modern living. Mullioned stone windows, exposed beams, and classical proportions lend a timeless elegance, while recent renovations enhance the comfort and functionality of the home. The reception hall leads to a bright, south-facing drawing room, which in turn connects to the dining room, both of which enjoy wonderful views across the gardens. The kitchen, featuring an AGA, flows seamlessly into a striking breakfast room with a vaulted ceiling, creating a light-filled and convivial space. A separate utility room and office provide practical convenience.

The first floor is arranged around five double bedrooms, four of which are south facing with far-reaching views over the brook and surrounding countryside. The principal suite benefits from a dual aspect, a dressing room, and an en suite bathroom, while an east-facing bedroom has a private staircase leading directly to the dining room below, offering the potential for an annexe.

Externally, the grounds surrounding Boswell House are beautifully arranged, with a large private garden enclosed by historic walls. A hot tub and a productive vegetable patch sit within this tranquil setting, while ample parking and an electric vehicle charging dock complete the offering.

To the east of the main house, a collection of eight holiday cottages forms a well-established self-catering business, generating an annual turnover in excess of £250,000. Seven of these cottages are arranged around an attractive courtyard, which is centred around the Grade II Listed Bank Barn. Each cottage has been thoughtfully designed and finished to a high standard, offering a variety of layouts, from open-plan living spaces to separate kitchens and sitting rooms. All benefit from private outdoor areas, with two featuring hot tubs.

The cottages can accommodate up to 41 guests, presenting a significant income stream with a loyal client base and strong forward bookings. The estate offers a unique lifestyle opportunity, allowing new owners to continue a thriving enterprise while enjoying the exceptional surroundings of Boswell Farm.

The estate extends to approximately 44.1 acres of rolling countryside, incorporating a fishing lake, a brook, and established pastureland. A tennis court is available for guests, while a variety of outbuildings provide further flexibility. The Grade II Listed Bank Barn dates back to the 1700s, offering significant potential, while a large open-fronted barn to the west of the main house provides ample storage for vehicles and machinery. A dedicated guest car park, complete with electric vehicle charging stations, ensures convenience for visitors.

The farmland is currently let on a Farm Business Tenancy, presenting an additional income stream. There is also considerable potential to further enhance the estate, with scope to develop the farm buildings, introduce additional accommodation, or explore glamping and other ventures, subject to the necessary consents. There are no public rights of way over the land.

Nestled within a quiet valley in the East Devon Area of Outstanding Natural Beauty, Boswell Farm is an exceptional country estate offering a rare combination of an elegant Grade II Listed residence, a thriving collection of holiday cottages, and extensive grounds. Positioned just moments from Sidmouth and the Jurassic Coast, this remarkable property extends to approximately 44.1 acres and includes a fishing lake, traditional and modern barns, a tennis court, and undulating countryside, creating an idyllic private retreat with outstanding lifestyle and investment potential.

Boswell Farm enjoys a secluded position yet benefits from excellent connectivity. Sidmouth, with its Regency charm, stunning beaches, and vibrant community, is just 2.8 miles away, while Exeter—offering a wealth of cultural, commercial, and transport links—is just over 15 miles away. The A3052 is less than half a mile away, providing direct access to the M5 motorway. Mainline rail services to London Waterloo run from nearby Honiton, with a journey time of two hours fifty minutes, while Exeter Airport offers domestic and international flights.