Prixford, Barnstaple, EX31

A wonderful opportunity to acquire a versatile rural holding featuring a well presented and thoughtfully laid out bungalow, positioned to take full advantage of the superb views across the surrounding countryside over the town to the coast and beyond.

Set in just under 100 acres of rolling Devonshire countryside, the farm also benefits from a compact range of livestock buildings which offer a range of options for agricultural, equestrian or lifestyle use, with ample scope for further development or diversification (subject to necessary consents).

The Bungalow

Built in 2009, this well proportioned property takes full advantage of its hill top position and has the most amazing views over the town of Barnstaple. Benefitting from double glazing, oil fired central heating and underfloor heating, it is also energy efficient with a small solar array on the roof which supplies electricity and FIT. The accommodation comprises;

Front entrance door into Hallway with a built in cupboard with hot water tank and shelving. Further cupboard with underfloor heating controls and a staircase gives access to the first floor.

Fitted with a range of oak units including a breakfast bar, the Kitchen/Dining Room has ample work surfaces including a sink and drainer, integral induction hob, eye level electric oven and dishwasher. Range style cooker with extractor hood over and space for American style fridge freezer. The dining area leads into a super Conservatory, hexagonal in shape which has the most fantastic far reaching, near panoramic views.

Leading from the kitchen is a Utility Room with a small range of fitted cupboards with work tops and sink. Plumbing for washing machine. Door to outside and Separate WC. The Office is fitted with a small range of cupboards (including gun cabinets) and shelving.

The Sitting Room leads off the dining area and has patio doors to the garden and again takes advantage of the views. It also has a cylindrical wood burner set on a slate hearth.

The well appointed Family Bathroom offers a jacuzzi bath, WC, vanity unit with inset wash basin, and separate shower cubicle. There are three double Bedrooms, one with an En- Suite Wet Room which has a shower, wash basin and WC.

The First Floor/Attic Store is divided into two principal rooms, both with further storage rooms off. Please note, the staircase leading to these rooms is not building regulation compliant.

The Gardens & Grounds

The property is approached from the parish road over a shared entrance lane which leads to a large gravelled parking area to the rear of the bungalow and a large Double Garage with up and over doors (remotely operated) and pedestrian doors to front and rear. The garage houses a grey water harvesting pump (tank in garden) and is also site of solar panel controls. A timber Garden/Potting Shed, greenhouse and oil tank is also located to the side of the parking and turning area.

The lawned gardens sit behind the bungalow and are south facing, taking full advantage of the wonderful views. There is also a vegetable garden with raised beds, a fruit cage and small orchard. The external oil fired combi boiler is located to the rear of the garage.

The Farm Buildings

Conveniently located a short distance from the property is a range of modern and semi-modern farm buildings complimented by ample concreted yards.

Shipping Container - 19'4" x 7'10" (5.9m x 2.4m)

Workshop & Machinery Store - 58'9" x 39'4" (17.9m x 12m)

Steel frame with profile sheet elevations and roof with roller shutter door.

Former Parlour - 17'1" x 14'9" (5.2m x 4.5m)

Stone & Slate Workshop

General Purpose Building - 90'3" x 100’'7" (27.52 m x 30.66 m)

Steel frame with block elevations, concrete floor, under an asbestos sheet roof.

General Purpose Building - 90’3” x 89’3” (27.52m x 27.20m)

Steel portal frame, Yorkshire board cladding and cement fibre roof.

General Purpose Building - 58’6” x 49’10” (17.82m x 15.19m)

Timber frame, with timber boarding, space boarding over.

The Land

The land at Vennbrook is accessed from the farm yard or on its western boundary from the adjoining parish road. Extending to approximately 99.49 acres (40.26 hectares) and comprising a ring fenced block of permanent pasture, which is south facing and free draining in nature. There is a small parcel, just under 1½ acres of native woodland on the lands western boundary. The land is divided into good sized, well fenced enclosures which benefit from an internal hardcore track.

PLEASE NOTE: The land is occupied under month by month grazing agreement and vacant possession will be given on completion.

Important Information

Tenure: The farm is freehold with vacant possession upon completion.

Farm Plan: The farm plan is based on ordnance survey extracts, and the areas are not guaranteed and purchasers must satisfy them selves as to their accuracy.

Boundaries: Any purchaser shall be deemed to have full knowledge of all 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 the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

Nitrate Vulnerable Zone (NVZ): The farm sits in the Taw Estuary Nitrate Vulnerable Zone. The implication of this designation is that there are closed periods of the year when the application of inorganic nitrogen and organic manures are prohibited and there are overall limits of annual nitrogen applications. This normally has an impact on intensive farming units, such as pig units, where there is not a sufficient area of land to spread the manure produced. Six months slurry storage is also required.

Planning Permissions: Planning permission was granted on 13th February 2009 for the Erection of Agricultural Workers Dwelling & Garage at Vennbrook Varley Farm (Application Number 46799). The occupation of this dwelling shall be limited to a person solely or mainly employed in agriculture as defined in section 336 of the Town & Country Planning Act (1990) (as amended) or in forestry or such a dependant of such a person residing with him or her, or a widow or widower of such a person.

In conjunction with the above planning permission is a Section 106 Agreement. The dwelling and agricultural holding must be held together in one ownership. Please see full planning history.

Photographs: Taken in April 2026.

Local Authorities: North Devon Council, Barnstaple.

Council Tax: Band D.

Energy Performance Certificates: Energy Efficiency Rating C [77]

Services

Bungalow - Mains water and mains electricity, private foul drainage. Note: the property benefits from Airband Fixed Wireless Broadband .

Farm Buildings - Mains water and electricity connected.

Land - Mains water troughs through out.

Directions

Postcode: EX31 4DX. What3words: decay.insert.violin.

Contact Us

Kivells Farms & Land Department. Tel: or email .

Container

Dimensions: 5.9m x 2.4m.

Workshop

Dimensions: 17.9m x 12m.

Former parlour

Dimensions: 5.2m x 4.5m.

Cubicle shed

Dimensions: 27.7m x 27.3m.

Cattle Shed

Dimensions: 17.4m x 14.6m.

Disclaimer

Kivells, their clients and any joint agents give notice that they are not authorised to make or give representations or warranties in relation to the property. No responsibility is accepted for any statement within these particulars, which do not form part of any offer or contract. Areas, measurements and boundaries are approximate. Text, photographs, CGI’s and plans are for guidance only. It should not be assumed the property has all necessary planning or building consents, and Kivells have not tested any services or equipment. The property is sold subject to all matters in the Property and Charges Register, including rights of way and easements. Purchasers are deemed to know all boundaries. Nothing herein constitutes financial advice; seek your own. Use of Mortgage Genies SW Ltd. will result in a £250 + VAT referral fee to Kivells. Kivells retains copyright to all particulars and media.