Bratton Fleming, Barnstaple, Devon, EX31

A versatile modern detached residence, suitable for dual family occupation, with excellent equestrian facilities, all set in over 11 acres.

Location - This exceptional property is situated on the outskirts of the sought-after village of Bratton Fleming, occupying an elevated position that affords stunning panoramic views across the valley. The village itself is conveniently accessible and offers a vibrant community, featuring a village store with Post Office, a village hall hosting a monthly farmers’ market, and a well-regarded primary school and nursery.

Approximately 5.3 miles away lies Exmoor National Park, renowned for its rolling moorland, rich pastureland, and dramatic wooded valleys that lead to a breath-taking coastline. The park provides a wide range of outdoor pursuits, including walking, horse riding, and fishing.

The spectacular North Devon coastline, designated a World Surfing Reserve in 2022—the first in the UK and the only cold-water reserve of its kind globally—is also within easy reach. Nearby coastal destinations include Combe Martin, Lynton, and Lynmouth, with the award-winning, three-mile-long sandy beach at Woolacombe located approximately 18 miles away.

The regional centre of Barnstaple is situated around 7.5 miles from the property and serves as the area’s main hub for business, commerce, leisure, and retail. It also offers a range of educational facilities, while the prestigious West Buckland School, a leading independent institution, is also conveniently located nearby.

Communications - The area can be accessed from Junction 27 of the M5 Motorway, and along the A361 North Devon Link Road which leads onto the A39 Atlantic Highway. The nearest train station is located at the regional centre of Barnstaple, which connects to Exeter where there are regular mainline rail services to London (Paddington) in just over 2 hours. Alternatively, Tiverton Parkway Railway Station is around a 45-minute drive, which has connecting trains to London in around 2 hours.

Mileages

Bratton Fleming – Within walking distance
Exmoor National Park – 5.3 miles
Barnstaple – 7.5 miles
Woolacombe – 18 miles
M5 Motorway – 36.3 miles

The Property - Occupying a highly sought-after position within easy reach of the popular village of Bratton Fleming, this impressive and versatile detached family home enjoys spectacular panoramic views over the surrounding countryside.

The property offers spacious, well-presented accommodation designed with modern family living in mind. At the heart of the home is a generous open-plan kitchen/dining/family room, complemented by a stunning garden room that makes the most of the outstanding views. There are five bedrooms in total, including two with en-suite facilities along with a further family bathroom.

In addition, the property benefits from a separate two/three-bedroom annexe (currently configured as two bedrooms), offering excellent flexibility. This space is ideal for multigenerational living, guest accommodation, or as a potential income stream, subject to any necessary consents.

Externally, the property continues to impress. A detached barn previously had planning consent (now lapsed) for conversion into a two-storey garage, workshop, gym and home office. There is also a large clear-span barn providing superb equestrian facilities, including a horse walker and sand school.

The property extends to approximately 11.8 acres, comprising a mix of pastureland, formal gardens, and more natural areas that gently slope down to a stream and pond – a haven for local wildlife.

Opportunities to acquire properties of this calibre and potential in such a desirable location are exceptionally rare. Offered to the market with no onward chain, early viewing is highly recommended to fully appreciate everything this remarkable home has to offer.

The accommodation, with approximate dimensions more clearly identified on the accompanying floorplans, comprises:

An oak porch leads to:

Entrance Hall - Oak flooring, stairs rising to the first floor landing. Storage cupboard.

Sitting Room - A dual aspect room enjoying fantastic countryside views. Wood burning stove on a slate hearth with a timber mantel. Access to the garden room.

“Live-In” Kitchen - A superb dual aspect room with an excellent range of oak matching wall and base units, with sink set into granite work surfaces. Range of integrated appliances including a four-ring LPG hob, oven, microwave, dishwasher, fridge and freezer. Electric Aga. Pantry style cupboard. Central island unit with further storage and granite work surface. Access into garden room.

Garden Room - A superb triple aspect room enjoying fantastic countryside views over the surrounding valley with two patio doors leading into the garden.

Store Room - A very useful storage room that could be used for a variety of purposes including wine cellar, study etc.

Utility Room - Access to the garden and side elevation. Belfast sink set into slate work surfaces with a cupboard below and space for a washing machine. Storage cupboard.

Cloakroom - Low level WC. Window to the side elevation. Floor mounted boiler providing domestic heating and hot water. Further storage.

First Floor Landing - Window to the front elevation. Hatch access to loft space.

Bedroom 1 - Patio door to the rear elevation giving access onto the balcony which enjoys panoramic countryside views.

En-Suite - Comprising newly fitted suite with a walk-in multi-jet shower, vanity wash hand basin with a mirror fronted cabinet and digital display, low level WC with concealed cistern, a slipper bath and a chrome heated towel rail inset waterproof TV.

Bedroom 2 - Windows to the front elevation.

En-Suite - Comprising low level WC with concealed cistern, vanity wash hand basin and a shower cubicle.

Bedroom 4 - Window to the rear elevation enjoying countryside views.

Bedroom 3 - A dual aspect room enjoying panoramic countryside views.

Bedroom 5 - Window to the side elevation enjoying countryside views.

Family Bathroom - Comprising low level WC with concealed cistern, vanity wash hand basin, panelled bath and a walk-in shower cubicle. Heated towel rail. Obscure windows to the front elevation.

Bay Tree Cottage/Annexe

Front door leading to:

Entrance Hall - Stairs rise to the first floor landing. Storage cupboard. Slate flooring.

Cloakroom - Obscure window to the front elevation. Low level WC. Wash hand basin. Slate flooring. Space for a washing machine.

Open Plan Sitting/Dining Room/Kitchen - A dual aspect room with window to the front elevation and patio doors leading to the rear garden and enjoying countryside views. Slate flooring.

Kitchen - Comprising an excellent range of matching wall and base units with sink set into granite work surfaces. Pantry style cupboard. Oil fired Rayburn and a range of integrated appliances including dishwasher, fridge and freezer.

Bedroom 1 - Window to the rear elevation enjoying countryside views. A range of built-in furniture including dressing table, bedside cabinets and wardrobes.

En-Suite Wet Room - Comprising low level WC with concealed cistern, vanity wash hand basin and a walk-in shower. Obscure window. Heated towel rail. Underfloor heating.

First Floor Landing - Velux window.

Bathroom - Comprising low level WC with concealed cistern, vanity wash hand basin and a shower/bath.

Bedroom 2 - (originally this bedroom was divided into two separate bedrooms, each accessed from the landing, which could be reinstated if required) A dual aspect room with Velux balcony windows to the rear enjoying countryside views over the surrounding valley. Airing cupboard.

Outside - The property is accessed via a pair of attractive stone pillars and double five-bar gates, opening onto a generous yard that provides ample off-road parking, turning space, and access to the main residence and annexe. Beyond this area lies a selection of outbuildings, ideal for equestrian use but also offering potential for a variety of other purposes, subject to any necessary consents.

The first outbuilding is a detached timber barn (measuring approximately 32’ x 17’), previously used for garaging and general storage, and also featuring an open-fronted wood store. Planning permission was previously granted (now lapsed – Planning Ref: 74068) to replace this structure with a two-storey building incorporating a garage, workshop, office, and gym, providing exciting scope for redevelopment.

A driveway continues through the grounds to a large clear-span detached building, specifically designed for equestrian use. It comprises American-style stabling with seven looseboxes, two tack rooms, and a feed store. The building is fully serviced with power, lighting, and water. Adjacent is an open-fronted linhay, ideally suited for the storage of agricultural machinery such as tractors and trailers.

Further equestrian facilities include a horse walker and a 40m x 20m sand school (requiring refurbishment), enabling year-round training and exercise.

The properties are surrounded by beautifully maintained south-facing gardens, predominantly laid to lawn and enjoying far-reaching views over the surrounding countryside.

The main house and annexe currently have separate garden areas, providing privacy and a sense of seclusion for both dwellings.

In total, the property extends to approximately 11.8 acres, benefiting from a sunny, south-facing orientation. The land comprises well-maintained pasture, ideal for grazing, alongside more natural, wilder areas that border a tranquil stream—home to a diverse range of local wildlife.

Property Information

Services - Mains electricity and water. Private drainage (septic tank). Oil fired central heating.

EPC Rating: D

Directions - From our office in Barnstaple, proceed around the corner into Bear Street and straight on to the traffic lights. Continue straight across and follow signs for Bratton Fleming, staying on this road until you enter the village itself. Upon entering the village, take the third left hand turning into Station Road. Stay on this road as you leave the village, and proceed for a short distance, and as you descend the hill, the property will be found towards the bottom on the left hand side with name plate clearly displayed.

What 3 Words: ///Postings.Plotter.Mediate