Bratton Fleming, Barnstaple, Devon, EX31

Tucked away in a pretty, partly wooded valley containing the River Rye Water, Bratton Mill Farm has no near neighbours and enjoys complete privacy in a gorgeous, lush rural setting that backs onto mature woodland running one side of the valley. The house is approached off a little used lane via a 250-yard long approach drive, with the farmhouse, cottage and associated outbuildings positioned in a cluster at the end of the drive. The farmhouse has two storeys on an east/west axis. It has been extended over the years and is built of white-painted local stone under a mix of slate and cedar shingle roofs. At one end of the house is a single storey extension containing a self-contained guest wing that can either be used as part of the main house or, as it is at present, as self-contained holiday accommodation. It is unlisted and has a wonderfully light and airy feel as most rooms have windows on two sides, so that they catch natural light throughout the day. The ground floor contains two good-sized, inter-connected reception rooms, a conservatory and a lovely, fully fitted kitchen/breakfast room with a timber floor and windows on two sides looking out up the valley, including a pair of French windows with access to the garden and a Rayburn range cooker. Upstairs there are four double bedrooms, all with lovely outlooks across the valley. The principal bedroom has its own ensuite bathroom with the remaining three bedrooms sharing the family bath and shower room.

Adjacent to the main farmhouse and perpendicular to it is a two storey, self-contained and south-facing former farm worker's cottage. The cottage incorporates a good-sized living room and kitchen plus two double bedrooms on the first floor. It does not impinge on the privacy of the main house and vice versa and has its own gravelled parking along with a seating/outside dining area behind the cottage, which is some distance from the farmhouse. Both houses have been refurbished to a high standard and are well presented.

The farmhouse and cottage front onto a yard with a raised lawn partly enclosed by waist-high hedging in one corner providing an effective privacy screen between the farmhouse and cottage. On the far side of the yard is a range of four outbuildings including a small stone barn. Beyond are a more recent six-bay livestock barn and a stable block containing four loose boxes, foaling box and tack room. Alongside is the former mill building, whose ground floor serves as a log store and houses the oil tank, also incorporating a wash room, further storage and the water filtration system on an upper level. The first floor is open plan with potential for conversion subject to consent.

Surrounding the farmstead are mature grounds consisting of sweeping lawns dotted with mature shrubs with the river flowing through them. Pasture extends along either side of the access drive and is split into four enclosures totalling about 19.45 acres (7.87 hectares). The property's land also extends along both sides of a significant stretch of the Rye Water including about four acres of mature woodland on the far bank, accessed via a private footbridge. The woodland provides a natural haven for wildlife and a source of fuel for the property's wood burners, whilst the stream provides a plentiful source of trout.

Bratton Mills Farm is situated in a pretty, steep-sided river valley located amidst a swathe of unspoilt countryside close to the western edge of Exmoor. The property is only a three minute drive from the village of Bratton Flemming, which is a large, thriving community with a primary school, parish church, village shop and veterinary practice. Barnstaple, the main administrative centre and shopping area for North Devon, is 20 minutes away by car and is home to the district hospital plus a wide selection of shops and local businesses capable of meeting most day to day needs. The choice of shops includes a Tesco superstore along with Sainsbury's, Lidl and Asda supermarkets. The local area also has good transport links including nearby access to the A39, A361 and A399 arterial roads, with the latter only a five minute drive away. Barnstaple has a train station providing regular services to Exeter Central (1 hour 15 minutes) and Paddington (3 hours 25 minutes). Exeter Airport is a little over an hour away connecting to several UK and international destinations. In addition, the area offers a choice of schools for children of all ages from both from the State and independent sectors. This includes three village primary schools within a three mile radius along with West Buckland School and Kingsley School Devon, both independent schools providing through childhood education within a 15 mile radius.