Payhembury, Honiton, Devon, EX14

A Grade II Listed farmhouse set within superb established gardens

Description

Offered with no onward chain and believed to have been constructed during the latter half of the 15th century, Luton Barton House began life as a traditional open Hall House, a rare survival from the earliest period of domestic architecture in the region. Two smoke-blackened roof trusses remain as compelling evidence of its medieval origins, from a time when an open hearth formed the heart of the home.

Over the centuries, the house has been adapted and extended, with the insertion of fireplaces and upper floors thought to date from the late 16th or early 17th century.

The principal reception rooms are rich in period detail. The sitting room is centred around an impressive inglenook fireplace with a substantial stone lintel, reputedly reclaimed from Dunkeswell Abbey, supported by Beerstone jambs. The dining room is equally notable, featuring an exceptionally rare moulded cross-beam ceiling and a further inglenook fireplace with a chamfered bressummer beam.

Elsewhere within the house are the remains of a possible 17th-century bread oven, an Elizabethan window recess within the kitchen and exposed cruck framing to the first floor. The property is constructed of traditional cob and rubble elevations, finished in lime render, which provides excellent thermal performance throughout the year.

The roof, thatch and structural timbers to the upper floors were comprehensively rebuilt approximately 35 years ago. The thatched roof is protected by a Thatch Alert system incorporating heat sensors, automatic fire suppression within the loft space and a comprehensive fire and smoke detection network.

Gardens & Grounds

The house is approached through wrought-iron entrance gates opening onto a gravelled driveway, bordered by areas of lawn and a number of mature trees. The principal gardens lie to the rear of the property and extend to approximately 0.6 acre in total.

A right of way along a track to the side of the house provides access to a paved and brick courtyard, enclosed by double timber gates and offering generous parking. Arranged around the courtyard are a log store, implement store and a well-equipped workshop, together with a greenhouse and seating area.

To the east of the house is a further lawned area with an orchard and several attractive specimen trees. Beyond this lies a substantial detached studio building, an impressive and versatile space featuring a covered veranda, window shutters and a wood-burning stove, suitable for a variety of uses including studio, home office or leisure space.

Location

Luton Barton House is set within the small, unspoilt hamlet of Luton, enjoying a peaceful rural position equidistant between the sought after East Devon villages of Payhembury and Broadhembury. The surrounding landscape is defined by gently rolling countryside typical of the Blackdown Hills National Landscape, widely regarded as some of the most picturesque scenery in the county.

Less than a mile away, Payhembury offers a village shop, primary school, pub, and a vibrant community centred around its traditional green and historic parish church. The Drewe Arms in nearby Broadhembury is another well loved local pub. The market town of Honiton, approximately six miles to the southeast, provides a wider selection of amenities including independent retailers, supermarkets, leisure facilities and a minor injuries unit. Feniton station, just 2.8 miles away, offers regular services to Exeter St Davids and London Waterloo, while Tiverton Parkway provides fast, regular trains to London Paddington.

Exeter, Devon’s county town, lies around 16 miles to the west and offers extensive shopping, cultural and educational facilities, as well as access to the M5 and an international airport serving UK and European cities as well as the traditional holiday destinations.

The area is exceptionally well served by respected schools, including Payhembury Primary School, Colyton Grammar School, and The King’s School in Ottery St Mary. Blundell’s School in Tiverton is also within easy reach, approximately 14 miles to the northwest. In Exeter, both Exeter School and The Maynard School provide excellent independent education options.

The Jurassic Coast World Heritage Site at Lyme Bay lies approximately 15 miles to the south, offering dramatic coastal scenery, beaches, and a wealth of outdoor pursuits.

Square Footage: 3,224 sq ft


Acreage: 0.53 Acres

Directions

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Additional Info

SERVICES: Mains electricity and water. Private drainage. Oil-fired central heating.

PHOTOGRAPHS: August 2025

AGENTS NOTE: There is a private track with right of access for Luton Barton House which leads to the large parking area at the rear of the property.

VIEWINGS: Strictly by prior appointment with Savills.

FIXTURES & FITINGS: Only those mentioned in these sales particulars are included in the sale. All others such as curtains, light fittings, garden ornaments, etc. are specifically excluded but may be available by separate negotiation.