Kilkhampton Road, Bude, Cornwall, EX23

For sale by Public Auction on Wednesday 22nd April 2026 at 7.00pm at Lifton Strawberry Fields, Lifton, Devon PL16 0DH.

Auction Guide Price - £425,000-£475,000.

An increasingly rare opportunity to acquire a versatile residential holding with immediate income potential and significant longer-term development upside, set on the edge of the popular village of Kilkhampton. The property comprises a substantial main residence together with a self-contained annex and separate studio, offering flexible living or income options.

The accommodation requires renovation throughout with the main house comprising a kitchen, conservatory-come-dining room, living room and WC. On the first floor there are three bedrooms, two of which are doubles and a family bathroom. The one-bedroom annexe boasts well-appointed kitchen/breakfast room, dining room, conservatory, further bedroom and en-suite bathroom, with the studio comprising an open-plan kitchen/dining/living room with a bedroom and bathroom oo the first floor. Externally all boast their own private gardens.

The adjoining field extends to approximately 4.6 acres and has previously benefited from outline planning permission for up to five detached dwellings (Ref: PA22/05541). A reserved matters application has been submitted (Ref: PA25/08388) with a decision pending at the time of marketing. This represents a compelling opportunity to revisit or enhance an established development concept, subject to the necessary consents.

SITUATION
Kilkhampton offers a comprehensive range of everyday amenities including post office and village stores, Co-Op mini supermarket, independent butchers, food takeaway outlets, public house, places of worship, hairdressers, holiday and health resort and excellent primary school.

The A39 runs through the village providing excellent road access north to the larger towns of Bideford and Barnstaple. Barnstaple offers modern shopping stores, theatre, hospital, technical college and access via the North Devon link road to the M5.

The coastal town of Bude is located approximately four miles to the south and offers a wide range of shopping, banking and schooling facilities as well as a range of leisure pursuits including swimming pool, tennis courts, golf course and sandy beaches.

ACCOMMODATION

MAIN HOUSE
uPVC double-glazed door with side light leading into:

ENTRANCE HALL
uPVC double-glazed window to the side aspect, cupboard housing oil-fired boiler serving domestic hot water and heating systems. Ceiling light, parquet flooring, double-glazed frosted doors into:

HALLWAY
Ceiling light, stairs rising to the first floor. Blocked doorway to the studio.

KITCHEN
A range of matching eye and base-level units with work surface over incorporating 1½ stainless steel sink/drainer unit. Space for oven with hob over, dishwasher and washing machine. Further space for freestanding fridge/freezer.

CONSERVATORY
Conservatory-style extension with polycarbonate roof and uPVC double-glazed windows to three aspects. Perfect space for dining room table. Ceiling lights, radiators, continuation of flooring.

LIVING ROOM
Fine size reception room with uPVC double-glazed bay window to the side aspect. Open fireplace with timber mantel and stone backing and hearth. Ceiling light, wall lights radiator, continuation of flooring.

WC
Window to the side aspect, WC and handwash basin, continuation of flooring.

FIRST FLOOR

LANDING
uPVC double-glazed window to the side aspect, ceiling light, fitted carpet, radiator, doors to:

BEDROOM ONE
Good-sized double bedroom with uPVC double-glazed bay window to the rear aspect where pleasant countryside views can be enjoyed, ceiling lights, radiator, ample space for bedroom furniture, fitted carpet.

BEDROOM TWO
Double bedroom with uPVC double-glazed window to the rear aspect boasting countryside views, ceiling light, radiator, fitted carpet.

BEDROOM THREE
Double bedroom with uPVC double-glazed window to the side aspect, ceiling light, radiator, fitted carpet.

BATHROOM
Four-piece suite comprising panel-enclosed bath with tiled backing, shower enclosure with tiled backing, pedestal handwash basin and WC. uPVC double-glazed obscured window to the side aspect, ceiling light, fan heater, laminate flooring.

ANNEXE
uPVC double-glazed door into:

CONSERVATORY
uPVC double-glazed windows to the side and rear aspect overlooking the gardens. Ceiling light with fan heater, feature log-burning stove, timber flooring, radiator and uPVC double-glazed doors to:

DINING ROOM
Ceiling light, loft hatch access, consumer board, space for dining furniture, radiator, continuation of flooring and doors to:

BEDROOM ONE
uPVC double-glazed window to the rear aspect, ceiling light, built-in storage over bed, built-in wardrobes, radiator, continuation of flooring, door to:

ENSUITE
Wet Room with fully-tiled shower area, vanity unit with inset handwash basin and WC. uPVC double-glazed window to the side aspect, recessed spotlights, radiator, floor to ceiling tiling.

ROOM
A useful spare room which could be converted into an additionally bedroom. uPVC double-glazed window to the rear aspect and door to the front aspect. Ceiling lights, built-in wardrobes, pressurised hot water tank, radiators, laminate flooring.

KITCHEN/BREAKFAST ROOM
Range of matching eye and base-level units with wood-effect work surface over incorporating 1½ bowl stainless steel sink/drainer unit, Aga cooker, integrated electric hob and single oven, undercounter space and plumbing for dishwasher and fridge. uPVC double-glazed window to the rear aspect. Ceiling lights, tiled splash-backing, parquet flooring.

STUDIO

OPEN PLAN DINING/KITCHEN/LIVING
uPVC double-glazed bay window to the rear aspect and door and window to either side. Kitchen comprising of matching eye and base-level units with marble-effect work surface over incorporating stainless steel sink/drainer unit, space for cooker with hob over, and space and plumbing for under-counter washing machine, tiled splash-backing, stairs rising to the first floor, ceiling lights, space for living and dining furniture, radiator and parquet flooring. Wall mounted LPG-fired boiler (not in working order).

BEDROOM
Good-sized dual aspect double bedroom with bay window to the front aspect and windows to the side. Ceiling light, radiator, space for bedroom furniture, fitted carpet, opening to ensuite and door to main house.

ENSUITE
Three-piece suite comprising shower enclosure, vanity unit with inset handwash basin and WC, uPVC double-glazed window to the side aspect, ceiling light, laminate flooring,

OUTSIDE
In total, the property extends to approximately 5 acres, combining generous residential grounds with a highly accessible development field.
The adjoining field extends to approximately 4.6 acres and occupies a prime edge-of-village position. Previous outline consent was granted for up to five dwellings, with a reserved matters application submitted.

The site offers clear potential for residential development, subject to planning, with previous schemes indicating well-spaced detached homes within walking distance of village amenities.

- Outline planning permission for residential development comprising up to five dwellings (Cornwall Council ref: PA22/05541).

- Reserved matters application submitted under ref: PA25/08388, with a decision pending at the time of marketing.

There is also space for potential building sites in the grounds of the house subject to planning permission being achieved.

AGENTS NOTES
1). The property benefits from a Certificate of Lawful Existing Use or Development (CLEUD) granted by Cornwall Council under application reference PA21/03859, dated 10th June 2021.

2). Please note that the private drainage system serving the neighbouring property known as The White House is located within the land at Down Park Farm

AUCTION DETAILS
Auction Venue
Lifton Strawberry Fields, Lifton, Devon PL16 0DH on Wednesday 22nd April 2026 at 7.00pm

Registration
Please note ALL BIDDERS, including Kivells existing clients, will need to register with Kivells on the night of the auction in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (the “Regulations”) - as of 26th June 2017.

Bidders will be required to provide one form of government issued photographic identity and a utility bill addressed to them at their home address, dated within 3 months of the date of the auction. Failure to do this, may prejudice your ability to bid on the night.

Online Bidding
Online bidding registration will be available 10 days before each auction and all bidders must register at least 48 hours prior to the auction. For further information, please visit your local Kivells office.

Buyer’s Administration Fee 
All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer’s Administration Fee of £2,000 plus VAT (Total: £2,400 inc VAT) is payable to Kivells on the night of the auction. This fee can be paid by either bank transfer, personal cheque or direct card.

Please note, if the lot is sold prior to auction, or afterwards, these fees remain payable. There are no discounts for multiple lots purchased and you must consider this when bidding/offering prior.

All interested buyers are advised to review the Auction Legal Pack prior to bidding. This can be obtained from the Kivells website and is free to download.

Any fees that are owed in addition to the buyer's administration fee will be included within the legal pack.

Solicitor
Zoe Trapnell of Peter, Peter and Wright

Auction Payment
At the fall of the gavel the contact is legally binding and a 10% deposit (subject to a minimum fee of £5,000) will be required to be paid by the successful bidder. The deposit has to be paid to Kivells as auctioneers and can only be paid in the form of a cheque or bank transfer.

The deposit is also payable for all lots that are sold prior to auction. ALL bidders must only bid if they can make this payment. Cheques must be drawn on a bank or branch of a bank in the United Kingdom, any other cheques may be rejected and it will be the responsibility of the purchaser to ensure they have the correct method of payment available at each auction.

Local Authority
Cornwall Council, Chy Trevail, Beacon Technology Park, Bodmin, Cornwall PL31 2FR.

Easements, Wayleaves, Rights of Way
The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Boundaries
Any purchasers shall be deemed to have full knowledge of the boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

Plan of the Land
The plan is based on ordnance survey extracts, and the areas are not guaranteed. Purchasers must satisfy themselves as to their accuracy.

Land Plan
Not to scale and for identification purposes only.

Guide Prices
Guide prices given are indications within 10% upwards or downwards of where the reserve price may be set at the time of going to print. Please note they are not an indication of the anticipated sale price or a valuation.

The reserve price is the minimum price at which the property can be sold, both the guide price and reserve price may be subject to change up to and including the day of the auction. Please note that all prices listed, whether prior to or post auction, are subject to contract.

The Auctioneers and sellers accept no responsibility for any loss, cost or damage that a buyer may incur as a result of relying on any guide price. It is the buyer's responsibility to decide how much they should bid for any lot. Please check with us for regular updates as guide prices are subject to change prior to the auction.

The guide price does not include the buyer's fee charged by the auctioneer or VAT which may apply to the sale or other amounts the seller may charge.

The seller's Special Conditions of Sale will state whether there are other seller's charges and whether the seller has elected to charge VAT on the sale price.

SERVICES
Mains water and electricity. Private drainage. Oil fired central heating to the main house and Air Source Heat Pump to the annexe. Services in the vicinity for the field.

EE Rating - E (house) and A (annexe)

Council Tax Band - E (house) and C (annexe)

FLOOR PLANS
The floor plans displayed are not to scale and are for identification purposes only.

WHAT.3.WORDS.COM LOCATION
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VIEWINGS
Please ring to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE

IMPORTANT NOTICE
Kivells, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Kivells have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.