Holly Ball Lane, Exeter, EX5

INSIDE
The large dual aspect reception room enjoys plenty of natural light and views to the front and to the rear through the conservatory. This inviting space features a beautiful Edwardian working fireplace.

A separate dining room provides the perfect place for entertaining and for formal dining, with a pretty outlook to the front and a striking deep fireplace and wood burner with storage on either side, provide a focal point.

The dual-aspect kitchen has been extended to incorporate a delightful family area, featuring a comfortable seating space that offers views of the stunning manicured garden through sliding doors. A full length window further enhances the picturesque garden views. Additionally, strategically placed Velux windows flood the area with natural light.

Connected to the kitchen is a spacious utility and boot room, which conveniently houses the boiler and offers an abundance of storage. A door opens out to the charming courtyard, where there are former stables and outbuildings.

Spanning the rear of the reception room is a spacious conservatory, complete with a charming water pump. A door leads to another generously sized room with its own cloakroom. This versatile space is currently used as a study and playroom.

From here, a rear lobby not only offers additional storage but also showcases the original cider press. Featuring a separate entrance and staircase, this space presents excellent potential for multigenerational living, enhancing the home’s versatility and functionality.

The elegant glass and oak staircase ascends to an expansive master bedroom that boasts stunning triple-aspect views of the picturesque countryside. French doors with a charming Juliet balcony, provide a delightful spot to soak in the surroundings. This incredible room also features a stylish en-suite shower room and a convenient storage/dressing room adding further flexibility and functionality to this room.

The primary staircase leads from the entrance hallway to the first floor, where there are three further double bedrooms and a single bedroom. Each of the double bedrooms is equipped with generous built-in furniture, with Bedroom 2 featuring a delightful window seat and Bedroom 3 boasting a cosy fireplace as its focal point. Bedroom 4, while accessible from the landing, also includes an interconnecting door to the master bedroom for added convenience.

The family bath and shower room is spacious and offers ample built-in storage.

GARDEN
The grounds of Higher Yellands are a true delight. The large south-west facing garden is beautifully and expertly manicured with a tranquil pond within the shade of a mature willow tree and an outlook over fields beyond the garden. A secluded seating area within the topmost corner, provides the perfect place to escape from the rest of the world, whilst enjoying the serene rural views.

There are several seating areas which allow you to follow the sun around the garden. A large sun terrace spans the rear of the property, with access from both the kitchen and the conservatory, providing perfect opportunities for indoor/outdoor living. A gravel path connects the sun terrace, which has access to the courtyard, the swimming pool, tennis court, and the kitchen gardens.

THE COURTYARD
The courtyard can be accessed from the garden or through a door situated between the kitchen and the utility room. The courtyard contains former stables, workshops and various outbuildings.

The larger stable was once used for milking cows, while one of the outbuildings previously
accommodated a hot tub, and includes a shower, dual-aspect windows, and a Velux window. This outbuilding also has convenient overhead storage. The stone feed shed provides exceptional cool storage, perfect for keeping apples and eggs fresh.

Enhancing the courtyard’s appeal are several raised planters, a mature tree, and a delightful dovecote, creating a lovely outdoor environment.

RECREATIONAL AREA
The gravel path leads to a raised seating area that offers stunning views of the garden while being conveniently located near the tennis court and swimming pool, making it an ideal spot for both relaxation and socialising. The swimming pool features a sectional cover designed for optimal heat retention, enhancing its usability throughout the seasons. This space beautifully combines the opportunity for exercise and leisurely enjoyment in the comfort of your own grounds.

KITCHEN GARDENS
Beyond the tennis court lies a spacious vegetable plot, complete with a poly tunnel and greenhouse, as well as an additional large greenhouse and a fruit cage for cultivating fresh produce. There is also a duck pond and a chicken run as well as storage sheds and a log store.

THE COTTAGE
The detached cottage is thought to be 16th Century and consists of 3 bedrooms, one of which has an en-suite. The reception room is on a mezzanine level and enjoys light and views from the Juliet balcony. The property has zoned underfloor heating, offroad parking and is currently tenanted.

PARKING:
There is off road parking for several vehicles, including separate parking for the annexe.

AREA DESCRIPTION:
Whimple is a charming Devon village renowned for its picturesque countryside,
traditional stone and thatched homes and a strong sense of community. It has a local
village shop, and two pubs, one within walking distance of the property. The village
boasts a convenient main line train station and offers easy access to the stunning
beaches of Sidmouth and Exmouth, as well as Dartmoor, with numerous walking and
cycling paths nearby. Escot Estate, just a couple of miles away, is ideal for long walks
with dogs. The M5 and A303 provides easy access to the historic city of Exeter and
beyond, making it a perfect location for those seeking a tranquil rural lifestyle with
urban amenities close at hand.

SERVICES
Combi boiler, Oil fired, 2 Septic tanks
Local Authority: Devon Country Council
Council Tax Band: F
Main house EPC: D
Cottage EPC: D