Toadpit Lane, West Hill, EX11

A truly exceptional country residence of remarkable stature and distinction, Mount Houlditch Farm is an architect designed home inspired by the timeless elegance of traditional English manor houses. Created as a spectacular Grand Design, this magnificent residence combines period character with contemporary craftsmanship, occupying an unrivalled position amidst its own private estate with uninterrupted views towards East Hill and Sidmouth Gap. The addition of a contemporary detached ‘Passivhaus’ design bungalow within the grounds adds further scope for income or multi-generational living.

Approached via a long, tree lined driveway that winds through mature woodland, the property reveals itself in dramatic fashion, standing proudly within grounds approaching 30 acres.

The estate encompasses rolling pastureland, enchanting woodland, wetlands, interconnected lakes and a productive orchard, creating a rare sense of privacy, tranquillity and connection to nature. The impressive entrance portico sets the tone for the accommodation beyond, opening into a grand reception hall where an elegant oak staircase rises to a striking galleried landing. Rich natural materials, including oak joinery, stone flooring and bespoke architectural detailing, feature throughout, creating a warm yet sophisticated atmosphere.

At the heart of the home lies a magnificent open-plan kitchen and family room, designed for modern country living. Bathed in natural light from its triple-aspect outlook, the space enjoys spectacular views across the surrounding landscape, with bi-fold doors opening directly onto extensive south and westfacing terraces. The beautifully crafted kitchen features bespoke cabinetry, granite and solid oak work surfaces, premium integrated appliances and a traditional Belfast sink, combining practicality with timeless style.

The adjoining family and dining area centres around a characterful open fireplace with exposed granite and substantial oak beam, providing a welcoming setting for both everyday life and entertaining. The drawing room is an equally impressive reception space, enjoying windows on all elevations that frame the ever changing countryside beyond. A substantial Minster stone fireplace housing a cast-iron multi-fuel stove creates a wonderful focal point, while the room’s proportions and flexibility offer the potential for a variety of uses.

Supporting accommodation on the ground floor includes a well-appointed utility room, a plant room, rear lobby and an elegant cloakroom finished in a classic style.

The first floor is arranged around a magnificent galleried landing, flooded with natural light and enjoying far-reaching views across the estate. A dedicated study area provides an inspiring workspace beneath a vaulted ceiling with exposed oak beams. The principal suite offers an indulgent private retreat, featuring a beautifully proportioned bedroom with vaulted ceilings, exposed timbers and access to a covered balcony overlooking the grounds. A separate dressing room leads through to a luxurious en-suite bathroom complete with freestanding bath, twin wash basins and a generous walk-in shower. Two further double bedrooms on this floor enjoy delightful countryside views, served by a stylish family bathroom appointed to an exceptional standard.

The second floor provides versatile accommodation ideal for guests, older children or multigenerational living. Arranged around a spacious landing and lounge area, this level offers three additional bedrooms and a beautifully finished family bathroom, all benefitting from the character and charm of vaulted ceilings and elevated views across the surrounding landscape.

Outside, the setting is simply extraordinary. The grounds have been carefully managed to create a diverse and captivating environment, with pastureland, woodland, lakes, wetlands and orchard combining to support an abundance of wildlife and outdoor pursuits. The estate also benefits from a natural spring water supply. A substantial forecourt provides extensive parking and turning space, while the landscaped gardens surrounding the house offer a series of terraces and lawned areas perfectly positioned for outdoor entertaining and al fresco dining. Planning permission has been granted for a wraparound covered terrace and barbecue area, further enhancing the lifestyle appeal of the property. Beyond the formal gardens are a number of impressive agricultural and leisure buildings. A substantial former silage barn occupies a position beyond the rear gardens and has previously received planning consent for the creation of a swimming pool complex. Adjacent levelled ground has been prepared to accommodate a tennis court, presenting exciting opportunities for the future owner. A further purpose built agricultural barn, constructed to an exceptionally high specification, provides extensive storage and operational flexibility, complementing the estate’s rural credentials. Mount Houlditch Farm represents a rare opportunity to acquire a landmark country home of exceptional quality and scale, combining architectural grandeur, contemporary comfort and an outstanding private setting in one of East Devon’s most picturesque landscapes.

SELLER INSIGHT

“From the moment we first saw this property, it was the sense of privacy and seclusion that captured us entirely. Set at the heart, not the edge, of a 32-acre plot, surrounded by open fields and woodland, the house feels genuinely hidden from the world. And yet that seclusion is something of an illusion: Exeter is a ten-minute drive, the charming market town of Ottery St Mary just five, and Exeter Airport only eight minutes away. For a family that travels, that balance has been priceless.

The views have been a constant joy. From the master bedroom, the kitchen, the sitting room and across the south-facing patio where we’ve spent many long summer evenings barbecuing with family and friends you can see six, seven, sometimes eight miles across the valley. They never get old.

The master bedroom itself opens onto a good-sized private balcony, on a clear morning, there’s nowhere better to sit with a coffee and simply take in that sweeping vista. It’s become one of the quiet rituals we’ll miss most.

The wildlife here has been a constant delight: families of deer pass regularly through the fields and woodland, and buzzards are a familiar sight perched in the oak trees. It’s a reminder, every single day, of just how special this setting is. The grounds themselves offer something for everyone. The property sits within its own farmland which wraps around it on all sides, owned by us and farmed by a local farmer, giving that wonderful sense of being completely cocooned in the countryside without any of the burden of working the land yourself.

To the south lies a generous garden and a productive orchard, whilst to the north and west beautiful broadleaf woodland with a stream running through it provides a natural sanctuary - perfect for walking the dog, the sound of running water adding to the sense of complete tranquillity. And for families with younger children, the grounds hide a particular delight: a proper oak treehouse built around a mature tree just twenty yards from the kitchen and visible from the window - complete with hanging bars, a slide, its own enclosed cabin with a roof and door, and even power and a TV inside. It’s the kind of thing children never forget.

The two-bedroom annexe has been a wonderful addition, purpose-built to enable true multigenerational living, whether for elderly parents, returning children, or guests who appreciate their own front door. It runs from the main house supply and sits comfortably within the wider estate without ever feeling separate from it. During our time here we’ve invested significantly in the infrastructure. Full fibre broadband (up to 1Gbps) has been brought to the premises, and we’ve had three-phase power installed, currently serving the annexe from the main house supply. We’ve also secured planning permission for a substantial further extension to the main house and a 20-metre indoor swimming pool, with the three-phase supply already in place to service both. This is a rare opportunity to acquire a property with a genuine, already-approved vision for its next chapter. The large green barn - easily capable of housing ten cars doubles as a workshop and storage space, and has been earmarked for a planned 20kW solar installation, which the three-phase supply makes straightforward.

Day-to-day running of the estate is lighter than you might expect: the farmer maintains all the hedgerows as part of the arrangement, and the grounds require only a couple of hours with a flail mower each week. The village of West Hill is a special place in its own right, a woodland village sitting on the edge of an Area of Outstanding Natural Beauty, with a genuine community feel and excellent social networks that welcome both families and those at retirement age equally. The nearby town of Ottery St Mary punches well above its weight for amenities: a well-respected GP surgery, a good dentist, a cottage hospital, both primary and secondary schools, a nursery, local produce shops, and a Sainsbury’s. West Hill itself also has an excellent nursery and primary school. For families considering independent education, Exeter School is around ten miles away, whilst the highly regarded King’s College Taunton - which also offers boarding - is approximately twenty miles away and takes much the same time to reach. It’s the kind of area where families find everything they need, at every stage. We’re moving on as the children spread their wings, and the pull of sunnier skies has grown too strong to ignore. It’s simply time for a new family to make this very special place their own.”