Simonsbath, Minehead, Somerset, TA24

Winstitchen Farm enjoys a fascinating history, having once formed part of the ancient Knight Estate during the nineteenth century. The estate was created by John Knight of Simonsbath, who acquired the former Royal Forest of Exmoor from the Crown and embarked upon one of the most ambitious land reclamation projects ever undertaken in England. Through his vision and investment, the estate expanded to encompass some 20,000 acres of Exmoor countryside. Today, Winstitchen Farm retains its connection to this remarkable heritage and occupies a privileged position alongside the renowned Honeymead Estate, extending to approximately 1,000 acres and recognised as one of Exmoor's most notable private estates.

Approached via a private setting that perfectly encapsulates the peace and tranquillity of rural Exmoor living, the farmhouse has been sympathetically modernised to an impeccable standard whilst retaining the warmth, character and charm expected of a country home. The accommodation is both elegant and practical, effortlessly combining modern conveniences with timeless rural appeal. Light filled rooms enjoy delightful views across the surrounding gardens and countryside, creating a wonderful sense of connection with the natural beauty that envelops the property.

Winstitchen offers exceptional flexibility, making it ideally suited to multi-generational living or those seeking space for family and guests. The detached cottage is beautifully presented and provides a wealth of possibilities, whether as independent accommodation for relatives, a luxury holiday let, or a source of supplementary income, all while maintaining privacy from the main residence.

The gardens and grounds are a particular feature of the property, extending to approximately 7 acres and providing a picturesque backdrop throughout the seasons. Mature planting, sweeping lawns and well-maintained paddocks create an enchanting setting, perfectly complementing the property's rural surroundings.

For equestrian enthusiasts, the facilities are superb, with a substantial stable block offering a number of individual stables and excellent infrastructure for the care and management of horses. Beyond the stabling, a range of useful outbuildings provide extensive storage, workshop space and further potential for a variety of agricultural, equestrian or lifestyle pursuits.

Whether enjoying peaceful rides directly onto the open moorland, exploring the miles of scenic footpaths nearby, or simply relaxing within the serenity of its beautiful surroundings, Winstitchen offers an outstanding lifestyle opportunity. Rarely does a property combine such high-quality accommodation, excellent equestrian facilities, income potential and a truly unrivalled Exmoor setting. This is a home that captures the very essence of country living, where comfort, versatility and natural beauty come together in perfect harmony.

Lifestyle
Winstitchen is superbly positioned on the edge of the popular and unspoilt village of Simonsbath at the very heart of Exmoor National Park, a designated International Dark Sky Reserve and one of the UK’s most treasured landscapes.

Exmoor is known for its sweeping moorlands, deep wooded valleys, clear rivers, and dramatic coastline, offering a rare combination of wild beauty and timeless charm. The area is deeply rooted in rural tradition, yet offers a thriving community and a slower pace of life.

Nearby villages such as Exford and Simonsbath are quintessentially Exmoor, with welcoming inns, historic churches, and vibrant local life. The charming market town of Dulverton, considered the southern gateway to Exmoor, offers a good range of independent shops, cafés, a Co-op, doctor’s surgery, and a strong community spirit. Despite its rural setting, the property stays well connected.

For everyday amenities, the thriving market town of South Molton is within easy reach, offering an excellent range of independent shops, supermarkets, cafés and restaurants, together with the renowned Mole Valley Farmers store, a popular destination for the rural and agricultural community.

The dramatic North Devon coastline is also readily accessible and is home to some of the region’s most celebrated beaches, including Woolacombe, Croyde and Saunton Sands, renowned for their golden sands, surfing and spectacular coastal scenery. The area is well served by a selection of highly regarded schools, including the prestigious West Buckland School.

Further afield, the county town of Taunton provides an extensive range of shopping, leisure and business facilities, together with access to a number of leading independent schools including Taunton School, Queen’s College and King’s College. Taunton also offers convenient access to the M5 motorway, providing excellent transport links to the wider South West and beyond.

The Main Farmhouse
Entering upon the farmhouse, you are welcomed by a wonderfully spacious reception hall that immediately sets the tone for the rest of this delightful home. Filled with natural light and exuding warmth and character, this elegant space provides an impressive first impression and serves as the central hub from which the principal accommodation flows.

The sitting room is a beautifully inviting space, perfectly positioned to take advantage of the garden outlook through patio doors. At its heart sits a charming wood-burning stove, creating a cosy focal point and an ideal retreat during the cooler months.

Also on the ground floor is a highly practical utility room, providing excellent additional storage and workspace.

The open-plan kitchen, dining and living space is undoubtedly the heart and soul of the home; an impressive and beautifully designed room that effortlessly combines modern family living with timeless country charm.

Thoughtfully crafted with both entertaining and everyday practicality in mind, the bespoke fitted kitchen has been finished to an exceptional standard, with no expense spared in its creation. A substantial central island creates a natural focal point within the room, subtly defining the kitchen from the living and dining areas.

It provides the perfect setting for family and friends to gather, while the traditional Aga adds warmth, character and an unmistakable farmhouse feel.

Bathed in natural light, the space flows seamlessly into the dining and sitting areas, creating a welcoming environment for both intimate family meals and larger social occasions. Whether hosting dinner parties, enjoying leisurely weekend breakfasts or simply unwinding at the end of the day, this remarkable room offers an exceptional setting and is undoubtedly one of the standout features of the property.

Steps lead down from here to a versatile boot room/study with doors opening to both the front and side elevations.

Continuing through the ground floor is a further bedroom which offers excellent flexibility and could equally be utilised as a home office or study. A cloakroom completes the ground floor accommodation.

On the first floor are three generous double bedrooms, all enjoying far-reaching views across the surrounding countryside. The family bathroom is a particular feature of the home, beautifully appointed and offering a roll-top bath perfectly positioned to make the most of the picturesque outlook, together with a separate shower. Bedroom two further benefits from an en-suite bathroom.

The Cottage
This beautifully presented cottage has been sympathetically designed and carefully finished to create an attractive and welcoming home. Successfully operated as a holiday let, it offers excellent income-generating potential whilst also lending itself perfectly to multi-generational living or guest accommodation.

The cottage comprises two double bedrooms, a bathroom and an open-plan kitchen, dining and living room, all thoughtfully arranged to create bright and comfortable living spaces. The cottage further benefits from its own private parking area and enclosed garden, providing independence from the main house.

Outside
The property is set within approximately 7 acres of gardens and grounds, with the land divided into individual paddocks, making it ideal for equestrian, smallholding or lifestyle use.

The gardens surrounding the farmhouse provide a beautiful setting, being predominantly laid to lawn and bordered by mature hedging and established trees which offer both privacy and seasonal colour. To the side of the property, a charming gravelled seating area provides the perfect spot for enjoying a morning coffee, al fresco dining or a sundowner whilst taking in the peaceful surroundings.

The property is approached via a driveway leading to a central turning circle with a lawned island and low-level box hedging. The gravel driveway continues around the circular centre, providing easy access and ample parking for numerous vehicles.

The Outbuildings
The stable block is arranged in an L-shape around the main yard and provides a number of loose boxes, making it particularly well suited to equestrian use. Beyond this is a useful range of additional stores, workshops and ancillary buildings, offering excellent versatility for a variety of agricultural, equestrian, business or leisure pursuits. Together, the outbuildings significantly enhance the property's appeal and provide exceptional potential for a wide range of uses.

Fixtures and Fittings
All fixtures and fittings unless specifically referred to in this document are otherwise expressly excluded from the sale of the freehold.

Sporting, Hunting and Public Rights
The hunting rights across the entire property are held by the Badgworthy Land Company.
The lane to the property is owned by Simonsbath Estate and Winstitchen has a right of access over.

Tenure
The property is Freehold with the benefit of vacant possession (subject to any rights of holdover which may be required dependent on the completion date).

Council Tax
House: G
Cottage: A

Utilities and Services
House: Private water, drainage and mains electric. Oil fired central heating.

We encourage you to check before viewing a property the potential broadband speeds and mobile signal coverage. You can do so by visiting

Viewings
Strictly via the selling agent
From Dulverton proceed out of the town along Northmoor Road and follow this road onto Winsford Hill towards Exford. Passing the junctions for Withypool, Winsford and Exford, you will reach a crossroads where you turn left onto the B3223 sign posted Simonsbath. Continue along the road and before you approach the village there will be a turning on your left hand side, turn left here and follow the lane to the property.
What3words: ///willpower.librarian.erupts