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60.04 acres, Romansleigh, South Molton, EX36, Devon
For Sale - Guide Price £1,100,000

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• Superb rural position
• Character grade II listed traditional farmhouse (6 beds) with potential for dual occupancy
• Range of adaptable farm buildings
• Productive pasture land
• Agricultural
• equestrian and conservation appeal
• In all about 60.04 Acres

An attractive and versatile residential holding enjoying an outstanding rural position benefiting from a Grade II listed traditional farmhouse (6 beds) with potential for dual occupancy, an adaptable range of farm buildings and productive pasture land. In all about 60 Acres.

East Rowley represents a most attractive residential smallholding enjoying a superb rural position with fine views in the heart of the unspoilt North Devon countryside. The property has been in the ownership of the current vendors’ family since 1987 and this sale thereby affords prospective purchasers a rare opportunity to acquire an unspoilt and adaptable holding, utilised primarily for the grazing of cattle, sheep and fodder production, although some of the land has been arable cropped in the past.
The holding is centered upon a substantial detached Grade II listed Devon longhouse, believed to date originally from the 1600’s, with later 19th century additions. The farmhouse provides spacious six bedroomed accommodation which has previously been occupied in two parts, affording the scope for dual occupancy or for use as one large family home. Despite now requiring updating in some areas the farmhouse undoubtedly offers the potential to create a superb country residence enjoying an outstanding rural setting. An extensive range of adaptable farm buildings may afford potential for alternative uses, subject to obtaining any necessary planning consents, whilst also appealing to those prospective purchasers with agricultural or equestrian interests.
The farmstead is exceptionally well positioned within its own productive agricultural land, primarily comprising traditional pasture with some woodland and stream frontage. The land may be well suited to a variety of agricultural, equestrian, conservation, sporting or other amenity uses. East Rowley extends in total to about 60.04 Acres (24.27 Ha) and is offered for sale as a whole.

THE FARMHOUSE
The farmhouse comprises a substantial traditional dwelling of primarily stone, cob and rendered elevations beneath a fibre cement slate roof, affording a spacious country residence in a beautiful rural setting. The charming family accommodation retains many original and period features, including exposed beams and timbers, stonework and inglenook style fireplaces. Benefiting from well-proportioned rooms the accommodation is entered via an entrance hall with secondary stairs rising to the first floor. A lovely large sitting room contains a fireplace recess (currently sealed), flanked by fitted shelves and a glazed display cabinet. The main hall leads through to double aspect utility room containing the Grant oil-fired boiler (not currently working), a Belfast sink, plumbing for a washing machine, and a walk-in understairs larder cupboard. From the utility a door leads into the rear hall, with a door to outside and a door and steps linking back to the kitchen. A downstairs bathroom is situated off the rear hall. The character study boasts an impressive inglenook style fireplace in a stone surround with a beam over, inset with a wood burning stove set on a brick hearth. An early bench seat is built-in to one side of the fireplace with a further wall recess housing an original creamer. This room opens through to an inner hall with the main stairs rising and turning to the first floor. The large farmhouse style kitchen is a particularly attractive feature of the accommodation, a wonderful family space with a flagstone style tiled floor, containing a range of fitted base units with solid oak work surfaces over and a matching breakfast bar. Inset 1½ bowl sink, plumbing for a dishwasher, and space provided for both an electric cooker and upright fridge freezer. Another inglenook style fireplace, with a bread oven and beam over, houses a Rayburn oil-fired stove, adding to the farmhouse ambience, with a granite work surface surround and fitted cupboards to either side. A door leads out to the front entrance porch, which has a tiled floor and a polycarbonate roof.
The main staircase rises to a landing with a door leading through into an inner landing from where the secondary stairs descend. These landings serve six good sized bedrooms, one of which benefit from en-suite facilities, with a further family bathroom. Access to Bedroom 1 is via Bedroom 6. Please note, the accommodation benefits from oil-fired central heating, although the boiler is not currently working and will need attention. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.

OUTSIDE
The property is situated at the end of a gated private entrance track which leads past the front of the house into the main yard, where ample car parking and turning is available. A small enclosed walled garden adjoins to the front elevation of the house, mainly lawned with flower and shrub borders. To the rear paths lead up to a raised garden area affording lovely walks and containing a wide variety of shrubs, with apple trees, an ornamental pond, greenhouse and former vegetable garden. Situated at one end of the rear garden, adjoining the entrance track is a former traditional stone building which, having now fallen into disrepair, would create an attractive ’ruin’ style garden feature.

THE FARM BUILDINGS
The property benefits from a useful range of adaptable farm buildings, offering the scope, subject to planning, for conversion to alternative uses, whilst also appealing to those prospective purchasers with livestock or horses. The buildings may be briefly described as follows:-
Adjacent to the main yard is an L-shaped range of block and corrugated cement roofed construction, with timber cladding to the front, comprising a Grain/Feed Store, approx. 11.98m x 4.10m, with double timber doors, and further Store Sheds, overall approx. 19.7m x 3.9m max..
Situated opposite the above range is a four bay Livestock Shed with lean-to’s to either side, overall approx. 31.7m x 17.4m, with block and gi cladding and a concrete floor. This building is part open to the rear.
Adjoining timber framed and gi roofed former Workshop, 10.4m x 8.9m, part timber and part gi clad, now in a dilapidated condition although providing a useful footprint for replacement. A further Calves House, 3.3m x 2.5m, adjoins.
A track from the first yard leads around to a further range of buildings comprising:-
Six bay steel framed Covered Yard, approx. 27.4m x 7.6m, two bays enclosed with block walling.
Adjoining timber framed and profile steel roofed five bay Cattle Shed, approx. 22.8m x 9.2m, part open sided.
Situated in the field adjacent to the entrance track is a block and gi roofed Store Shed, approx. 5m x 3.5m.

THE LAND
The farmstead is conveniently positioned within its own attractive block of agricultural land which is divided by traditional Devon hedge banks into a number of manageable enclosures. Comprising mainly level and gently sloping pasture, the land is currently utilised for livestock grazing and fodder production, although some fields have been used for cereal cropping in the past. A small parcel of mixed deciduous woodland runs down to a stream on the south eastern boundary. In recent years the majority of the land has been farmed with low inputs of artificial fertilisers and sprays and is generally in good heart, well suited to a variety of agricultural, equestrian, sporting or other amenity uses. East Rowley extends in total to about 60.04 Acres and is offered for sale as a whole as shown shaded red on the attached identification plan.

SERVICES & OUTGOINGS
The property benefits from mains electricity and mains water supplies. The mains water initially feeds into a reservoir situated upon the land, which in turn serves neighbouring properties and land. Please contact the Agents for further details. Drainage of the farmhouse is to a private system. Please note, the drainage system may require attention and upgrading and prospective purchasers should carry out their own investigations.
Council Tax & Business Rates: Local Council Tax on the farmhouse, Band F, together with the usual service and environmental charges.

BASIC PAYMENT SCHEME
The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

AGRI-ENVIRONMENT SCHEMES AND DESIGNATIONS
The land is currently entered into a 5-year Mid-Tier Stewardship Agreement which commenced on the 1st January 2023 (Agreement No. 1317493). The land will be sold subject to the terms of this agreement and prospective purchasers should satisfy themselves as to the contents and obligations of this agreement and will covenant to farm in accordance with the management prescriptions. Further details are available from the Agents. The farm lies within a designated disadvantaged less favoured area and a Nitrate Vulnerable Zone.

SPORTING & MINERAL RIGHTS
The sporting and mineral rights across the holding, in so far as they are owned, will be included in the freehold sale.

TOWN & COUNTRY PLANNING
The farmhouse is Grade II listed.
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining any necessary planning consent.

FIXTURES & FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
There are public footpaths crossing the property although we are informed by the current vendors that due to the rural location these routes are seldom used.
The property is offered and as far as required by the Vendors will be conveyed subject to all other rights of way, easements, wayleaves, privileges and advantages, either public or private, whether specifically referred to in these particulars of sale or not.

IMPORTANT NOTICE
Greenslade Taylor Hunt and their clients give notice that:-
They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. 
They assume no responsibility for any statement that may be made in these particulars.  These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3.    We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making their own enquiries in this regard.

ADDITIONAL INFORMATION
Broadband: Broadband is available - highest available download speed 24 Mbps, highest available upload speed 1 Mbps. (based on Openreach data).
Mobile Coverage: Potentially available via O2, Three and Vodafone. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider (based on Ofcom data).
Flooding: The property is in an area at a very low risk of flooding from River/Sea (defined as the chance of flooding each year as less than 0.1%) and in an area of low risk of Surface Water flooding (defined as the chance of flooding of between 0.1% and 1% each year).

FARM PROPERTIES HEALTH & SAFETY NOTICE
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A working smallholding is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing horses or stock.   All persons viewing the property are asked to observe the country code and close all gates.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement slates used on the roof of the house and the corrugated sheets on some of the farm buildings may contain asbestos.

MEASUREMENTS AND OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.
Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.
Ref: STM230148

The property occupies a delightful position situated at the end of a long private entrance drive, enjoying an exceptional setting with scenic views, lying within the attractive and gently undulating band of countryside to the south of the Exmoor National Park within the pretty parish of Romansleigh. Despite its peaceful rural position East Rowley still enjoys easy access to the neighbouring villages and main routes of communication. Both South Molton and Chulmleigh provide thriving local communities with a good range of local services including shops, recreational facilities, primary and secondary schooling. From South Molton the A361 North Devon link road provides quick and easy access to the regional centre of Barnstaple to the north west, with Tiverton and the M5 motorway (Junction 27) to the south east. There are rail stations on the Barnstaple to Exeter (Tarka) line at Kings Nympton and Eggesford, whilst mainline intercity rail links are available at Tiverton Parkway, with international airports at Exeter and Bristol.
East Rowley is surrounded by picturesque North Devon countryside providing a wealth of recreational activities including walking, horse riding, cycling, fishing on the rivers Mole and Taw, hunting, shooting, nearby golf courses at Chulmleigh, High Bullen and Libbaton. To the north the Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths, whilst the stunning North Devon coast is easily accessible with the renowned bathing and surfing beaches of Woolacombe, Putsborough, Croyde and Saunton.