A delightful amenity farm with a beautifully presented traditional farmhouse, excellent ancillary accommodation and around 84 acres of farmland and woodland with far reaching views to Dartmoor and across Mid Devon.

A separate farmyard offers the potential for agricultural or alternative uses (subject to planning).

The property is available for sale as a whole and is described below and in the brochure in three lots.

Additional farmland and buildings may be available by separate negotiation (contact selling agent for details).

Hatherleigh 1.7 miles, Okehampton 7.8 miles, A30 8.1 miles, Exeter 32 miles

Lot 1: Farmhouse, Cottage, Studio, Outbuildings, Farmland & Woodland About 39.90 acres (16.2 ha) | Guide Price £2,250,000

Beautifully restored Grade II listed farmhouse Landscaped grounds with views over wildlife ponds Stylish four bedroom barn conversion Home office / studio / party barn Agricultural / workshop barn Vegetable gardens, a variety of apple & pear trees, fruit bushes, greenhouse, potting & garden tool shed Solar PV and air source heat pump Productive pasture farmland with incredible views Mixed species ancient woodland with delightful walks

Lot 2: Meadowleigh Farm Buildings & Land About 6.75 acres (2.74 ha) | Guide Price £450,000 Roadside farmyard with mains electricity & water Two modern farm buildings with alternative use potential (subject to planning) Extended concrete yard Surrounded by 5.48 acres of pasture land

Lot 3: Farmland & River Frontage About 36.98 acres (14.97 ha) | Guide Price £300,000 Excellent block of pasture farmland Subdivided into useful field parcels by mature hedgerows Small areas of woodland & conservation ground Over 600metres / 2,000ft of river frontage

As a whole: Cleave Farm, Hatherleigh About 83.63 acres (33.87 ha) | Guide Price: £3,000,000

Lot 1: Cleave Farmhouse, Cleave Barn & Linhay, Outbuildings, Farmland & Woodland About 39.90 acres (16.16 ha) Farmhouse: Main entrance into Cross passage | Drawing room | Dining room | Shower room | Kitchen/breakfast room | Utility | Larder | Pentice passage | Study / 4th bedroom | Principal bedroom with dressing area, en suite bathroom with separate shower & Jacuzzi double bath | Two further bedrooms | Upper Hall / potential 5th bedroom with fireplace | Family bathroom with shower / bath

Cleave Barn: Hall | Kitchen / Dining room | Utility | Sitting room | Ground floor bedroom | Spacious family bathroom | Study | Three further bedrooms, two with en suite bathrooms | Separate shower room

Linhay: Home office / Studio / Party Barn with en suite shower room with electric underfloor heating and open access marble sideboard with double sink unit

Cleave Farm At the heart of the ring-fenced farm is a charming Grade II listed farmhouse. Its origin is understood to be a Medieval Hall House first referred to in records in the early 14th Century. A major remodelling took place in the second half of the C16th with mid C17th improvements. Features in the house are possibly as early as the C13th. The farmhouse has an abundance of historic character which has been skilfully enhanced through extensive renovations and modernisation. Well lit rooms are complemented by exposed timber beams, stone walls and stone floors. Underfloor heating throughout the property has zonal controls and is complemented by three main open fireplaces, a small fireplace in the upper hall and a wood burning stove in the kitchen / sitting area. The house has a large drawing room with a wonderful, open fireplace, a traditional cross passage, central hall with main fireplace and stairway, as well as a study / 4th bedroom (including an open fireplace) with views over the garden and a formal dining room. The stunning open kitchen/breakfast/living room is located in the modern oak framed extension at the rear, with its magnificent vaulted ceiling, full-height windows and French doors affording views across the gardens and countryside beyond. The kitchen itself has an excellent modern range of integrated appliances including an Aga and is well equipped for cooking for large numbers. It also has a wood burner. Above the kitchen and dining room, an oak-framed mezzanine provides further useful living space. Upstairs in the main house is an upper hall with small open fireplace (potentially 5th bedroom if partition wall is installed) and access to three well-presented double bedrooms, including the 29ft principal bedroom with its en suite and bath and shower room. The first floor also has a family bath/shower room while the ground floor has a further shower room.

Cleave Barn To the rear of the main house and beyond a small stone paved courtyard is a detached, converted traditional stone barn providing additional beautifully appointed two storey accommodation. It can be entered from either the north or the south side, into an open plan room with a spacious and fully equipped kitchen with contemporary units and integrated appliances, and a breakfast / dining area and stairway. There is a separate well-proportioned sitting room with a wood burner. French doors open to the garden and courtyard. The ground floor also has a double bedroom, a boot room and rear entrance and a separate family bathroom. The first floor provides a spacious landing / study and three double bedrooms, two with en suite shower rooms plus a separate family shower room. All bathrooms have heated towel rails. A second stairway leads down to the main sitting room. An Air Source Heat Pump provides underfloor heating to the barn and electricity runs off the solar PV.

The Linhay Adjoining Cleave Barn is the Linhay, a 34ft home office/studio/party barn with a vaulted ceiling and a newly appointed en-suite shower room with electric underfloor heating. The studio has three sets of double glazed French doors and these allow wonderful views over the gardens, field and ponds providing a peaceful and tranquil space to work from or an excellent venue for parties. The roof and floors are well insulated providing a comfortable area without the need for heating (the electric underfloor heating is in the en suite shower room only). The studio has the potential to install a wood burning stove for which the chimney stack opening through the roof is already installed.

Outside The house, barn and linhay are set in magnificent gardens and grounds with several further outbuildings including a double garage and boot room adjoining the house, a separate timber frame greenhouse, a potting and garden tool shed (with garden water and mains electricity) and an agricultural barn / workshop (with mains and garden water and mains electricity) which offers further potential for redevelopment subject to the necessary consents. This barn has a concrete floor and is part insulated. The gardens surrounding the house include paved and gravel terracing, raised beds, a further vegetable garden with fruit trees and fruit bushes, immaculate south and east facing lawns and a beautiful cascading water feature. There is a raised potager garden with a peaceful pond and cascade, terraced flower beds and a further rose garden overlooked by the study/4th bedroom. A woodland area and gates lead to large, open grassy paddocks and fields with ponds. The gardens have their own water source from a well to the north of the Barn and a rainwater harvesting system (10,000 litre potable water tank) which is pump fed to various garden taps around the house, barns and grounds.

Included with the farmhouse are around 22 acres of productive pasture farmland, providing grazing for horses or livestock or an income from letting, plus around 14 acres of mixed species ancient woodland with delightful walks and tracks and an abundance of bluebells and other wild flowers in Spring. There is an ancient quarry area providing shelter for wildlife (red & roe deer, foxes, badgers) and various flora. The current owner reports that birdlife is abundant and varying between seasons. The views from the farmland and entrance driveway to the house in particular are extensive and long-reaching, looking over swathes of Devon and with the peaks of Dartmoor National Park as the stunning backdrop. The property is served by a 14kW ground mounted solar PV array (58 panels) in a field away from the house. The electricity production is exported to the grid and has generated around £2,500 + p.a. in Feed In Tariffs (based on production and 50% deemed export). The solar PV unit provides power to Cleave Farmhouse, Cleave Barn & The Linhay.

Lot 2 Meadowleigh Farm Buildings & Land About 6.75 acres (2.74 ha) Located around 1/3rd of a mile away from the farmhouse on a separate roadside site, is a farmyard and pair of large modern farm buildings which offer excellent potential for alternative uses (subject to planning) or continued agricultural livestock housing and storage.

The main buildings are portal frame with a concrete floor throughout, with timber clad walls and pitched roofs covered with corrugated sheets. There are internal sub-divisions. In all the buildings total around 7,400 sq.ft (around 700 sqm).

The site has mains electricity and surface water collection. Mains water could potentially be connected to within lot 1.

The barns are offered for sale with land and a track to the side & rear, which provides the opportunity for grazing and amenity space.

The concrete yard is accessed off the public highway through a pair of metal field gates. If Lot 3 is sold separately a right of way will be reserved across the entrance of Lot 2 and the buyer of Lot 2 will be responsible for planting a new hedgerow boundary between Lots 2 & 3.

Lot 3 Farmland with river frontage About 36.98 acres (14.97 ha) An excellent and versatile block of farmland with road access, subdivided into eight field parcels bordered by mature hedgerows and ditches. The land is bordered along most of the southern boundary by the River Lew (circa 2,000ft). There are a number of access points down to pebble beaches alongside the river, providing an excellent place to picnic & play in a stunning and peaceful environment. The land is productive grassland and is presented in good condition with water available to some fields. If Lot 3 is sold separately a right of way will be reserved across the entrance of Lot 2 and the buyer of Lot 2 will be responsible for planting a new hedgerow boundary between Lots 2 & 3.

Location Hatherleigh 1.7 miles, Okehampton 7.8 miles, A30 8 miles, Exeter 32 miles The property is set in a rural location surrounded by beautiful Devon countryside, close to the small market town of Hatherleigh and eight miles north west of the picturesque town of Okehampton. Hatherleigh has a several pubs, cafés and restaurants, an art gallery, pottery and local supermarket, plus cricket and football clubs, Community Centre and a primary school. Okehampton offers a further choice of shops & supermarkets (including Waitrose, Lidl, Co-op) while further schooling in the area includes a primary at nearby Highampton, a state secondary school in Okehampton and the independent Shebbear College in Beaworthy. There are plenty of excellent walking, cycling and riding routes in the local area (e.g. the Tarka Trail), while Dartmoor National Park with its various touristic and sporting offerings is within easy reach. By road, Hatherleigh’s central location also connects well to the North Cornwall and North Devon coastal areas. The ‘North Devon World Surfing Reserve’ (including wind & kite surfing) is one of twelve designated surfing areas in the world. The A30 provides further efficient connections to Cornwall and from Okehampton to Exeter, and the M5. Excellent train connections are available from Okehampton to Exeter (Exeter St Davids & Exeter Central), from which various long distance and local connections are available (e.g. London Paddington just over two hrs).

General Information Method of sale: The property is offered for sale as a whole or in up to three lots by private treaty. Tenure: Freehold. The land is subject to a grazing and mowing licence, and a Countryside Stewardship Agreement providing additional revenue and capital items support. Contact the selling agent for further details. Council Tax: Band E EPC: Farmhouse – C; Cleave Barn – C Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. Covenants and/or restrictions: There may be restrictions/covenants listed on the Land Registry Title deeds, details of which will be made available by the vendor’s solicitors on request. VAT: Any guide price quoted or discussed is exclusive of VAT where applicable. Services: Farmhouse: Mains & Solar electricity. UFH/Oil boiler heating. Mains and Private water. Private drainage. Cleave Barn: Mains & Solar electricity. Air Source Heat Pump for heating supplemented by wood burning stove. Mains and private water. Private drainage. Farmyard: Mains electricity. Surface water collection. Mains water may be available via connection in Lot 1 - ask agent for details. The private drainage for the house and barns is served by a sewage treatment plant (Klargester) installed in around 2000. Strutt & Parker has not confirmed whether or not this is compliant with current regulations. Local authority: West Devon Borough Council. Health and safety: Given the potential hazards of a farming property, including livestock and vehicles, we ask you to be as vigilant as possible when making your inspection with Strutt & Parker, for your own personal safety. Sporting, timber and mineral rights: All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned. Fixtures and fittings: All fixtures, fittings and equipment, unless specifically referred to in these details, are excluded from the sale but may be available by separate negotiation. Viewing: Strictly by confirmed appointment with the vendor’s agents, Strutt & Parker in Exeter.

This property has 84 acres of land.