Loxbeare, Tiverton, EX16

A Country Escape with Space to Dream

Leigh Mill Cottage, Loxbeare – Four Bedrooms, Workshop & 1.48 Acres

Imagine waking to the sound of birdsong drifting through the open window, the morning sun spilling across green fields, and a gentle stream winding its way through the valley below. At Leigh Mill Cottage, this is everyday life – a home where the pace slows, the air feels clearer, and the possibilities are as expansive as the countryside that surrounds you.

Tucked away in the sleepy hamlet of Loxbeare, this enchanting four-bedroom cottage is set within 1.48 acres of gardens and grounds, complete with a substantial workshop, characterful outbuildings, and whimsical mill features that nod to the property’s history. It is, quite simply, a place where lifestyle and opportunity meet.

A Cottage Full of Charm

The home welcomes you through a traditional stable door into a cosy reception room, currently arranged as a dining space, warmed by a Rayburn stove. From here, the kitchen and pantry lead on, before the property opens into its centrepiece: a magnificent 24ft sitting room. A traditional fireplace offers comfort on winter evenings, while French doors spill out to the terrace – perfect for family gatherings or relaxed summer suppers.

Upstairs, the cottage continues with four bedrooms, including a dual-aspect main room bathed in natural light, alongside a family bathroom. While the interiors have remained largely untouched over the years, they offer a wonderful canvas for reimagining – whether you lean towards rustic simplicity or refined country elegance.

Grounds & Gardens to Delight

Outside, the cottage garden charms with sloping lawns, mature shrubs, and space for a productive kitchen plot. Look closer and you’ll discover details that speak of the property’s past – a decorative stone well and even a miniature water wheel.

Across the lane, the estate opens up with a rustic gated bridge leading to a cluster of outbuildings: a substantial workshop, multiple stores, garages, a pergola, and even a storybook brick-built playhouse. Beyond lies a level acre of lawn that could become a paddock, an orchard, or simply a glorious green expanse for children to run wild or summer picnics beneath the wide Devon skies.

A Life Well Placed

Though it feels wonderfully secluded, Leigh Mill Cottage is far from isolated. Tiverton’s historic market town lies just 3.1 miles away, offering schools, shops, and amenities. Within two miles, the North Devon Link Road connects you swiftly to Exmoor, the dramatic North Devon coast, and the M5 at Junction 27, where Tiverton Parkway station provides a direct line to London Paddington.

A Home with Possibility

This is more than a cottage – it’s a lifestyle. With its blend of charm, space, and versatility, Leigh Mill Cottage offers the freedom to live, work, and grow in a way that suits you. From family life and smallholding dreams to creative retreat or future development potential (STPP), the possibilities are as open as the landscape around it.

Property Information - Extended in 1990 with a double storey extension while acquiring a parcel of land from the immediate neighbour. Mains electric. Mains water. Private septic tank drainage with new pump in 2024. Oil-fired central heating with wall mounted boiler and emersion tank and use of Oil fired Royal Rayburn. Agents Note - VIEWINGS Strictly by appointment with the award winning estate agents, Diamond Estate Agents If there is any point, which is of particular importance to you with regard to this property then we advise you to contact us to check this and the availability and make an appointment to view before travelling any distance. PLEASE NOTE Prior to a sale being agreed and solicitors instructed, prospective purchasers will be required to produce identification documents to comply with Money Laundering regulations. We may refer buyers and sellers through our conveyancing panel. It is your decision whether you choose to use this service. Should you decide to use any of these services that we may receive an average referral fee of £150 for recommending you to them. As we provide a regular supply of work, you benefit from a competitive price on a no purchase, no fee basis. (excluding disbursements). We also refer buyers and sellers to The Levels Financial Services. It is your decision whether you choose to use their services. Should you decide to use any of their services you should be aware that we would receive an average referral fee of £250 from them for recommending you to them. You are not under any obligation to use the services of any of the recommended providers, though should you accept our recommendation the provider is expected to pay us the corresponding Referral Fee.

EPC Rating: F

Entrance/Reception Room

A traditional stable door sets the tone, opening into a welcoming reception space. Currently arranged as a dining room, this characterful room features a Rayburn stove and direct access to the kitchen and pantry — the perfect spot for hearty breakfasts or family suppers.

Kitchen

A practical kitchen which could be enhanced creating more storage.

Pantry

Ideal for country living with ample storage for preserves, fresh produce and everyday essentials.

Sitting Room

At the heart of the home lies a wonderfully generous sitting room. Measuring over 24ft, this dual-purpose family space is anchored by a traditional fireplace and softened by French doors that spill out onto the garden terrace. A place to gather on winter evenings, and to throw open the doors in summer to let the outside in.

External W.C.

Conveniently positioned, accessed from the terrace.

Bedroom One

A spacious dual-aspect main bedroom, filled with natural light and offering serene views across the gardens and valley.

Bedroom Two

A comfortable double bedroom with leafy outlook.

Bedroom Three

Another generous room, flexible as a guest room, home office or child’s bedroom.v

Bedroom Four

The perfect nursery, study, or single bedroom.

Family Bathroom

Serving the four bedrooms, ready to be reimagined as a modern country retreat with roll-top bath or walk-in shower.

Property Information

Extended in 1990 with a double storey extension while acquiring a parcel of land from the immediate neighbour. Mains electric. Mains water. Private septic tank drainage with new pump in 2024. Oil-fired central heating with wall mounted boiler and emersion tank and use of Oil fired Royal Rayburn.

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Garden

Outside the family home there is a small walled terrace set back from the lane with courtyard entrance area. To the side the sloping garden wraps around the house and features a kitchen garden as an ideal allotment space with a range of mature shrubs, along the boundary fence with a stunning decorative water well and original miniature mill water wheel. Opposite there is a drive for off road parking with mature shrubs and plants backing onto the stream before the gated area leading to the rustic gated bridge leading to a further large parking area for the large workshop and many outbuildings along with a charming brick-built Wendy House and pergola store. Beyond the outbuildings is a large level area of lawn, which could make a small paddock with a secondary access from the lane. The grounds are spread over 1.48 acres and is situated outside of the conservation area that offers the flexibility of working from home or the possibility of an additional residential dwelling (STPP) that would offer stunning countryside views. The workshop was previously used for horticultural repairs along with two further large store buildings, one of which extends to the first floor and a double garage/carport offers further large store buildings. Further outbuildings include a play house that is ideal for children to play while opening up onto level grounds of over an acre providing lovely countryside views in the distant with a pergola store and rear entrance gate for vehicular access.

Parking - Double garage

Disclaimer

VIEWINGS Strictly by appointment with the award winning estate agents Diamond Estate Agents. If there is at any point, which is of particular importance to you with regard to this property then we advise you to contact us to check this and the availability and make an appointment to view before travelling any distance. PLEASE NOTE Our business is supervised by HMRC for anti-money laundering purposes. If you make an offer to purchase a property and your offer is successful, you will need to meet the approval requirements covered under the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. To satisfy our obligations, Diamond Estate Agents have to undertake automated ID verification, AML compliance and source of funds checks. As from 1st May 2024 there will be a charge of £10 per person to make these checks.