Prixford Barton

Situated in the popular and highly sought after village of Prixford which lies north of Barnstaple is this impressive, handsome, Grade II Listed, former farmhouse, believed to date back to Circa 1684.

Offering a wealth of charm and oozing period features throughout, including flagstone flooring, exposed beams and feature fireplaces, the property has been sympathetically modernised and updated to now incorporate all necessary modern day necessities with a stunning family farmhouse style kitchen, 2 generous reception rooms, plus a further study, an inviting garden room and adaptable bedroom accommodation with en suites and family bathroom. To top it off, there is a fabulous indoor heated swimming pool with changing room/showers and w.c. facilities.

Outside there are generous gardens and grounds with a beautiful south facing walled main garden with a variety of mature flowering shrubs and plants with a climbing wisteria on the front wall of the house. A patio area which currently houses a hot tub. An archway through the walled garden leads to further gardens with various seating areas, an attached greenhouse with vine. A small wooden footbridge leads over onto the paddock with a small copse to the top. Returning to the rear of the property is a covered outdoor seating area with built in brick and stone barbeque.

There are numerous stone outbuildings, offering huge potential to create additional accommodation subject to the necessary planning consents, 3 stream fed inter-connecting ponds. The land in total amounts to just under 3 acres.

The accommodation in brief comprises:- Large Feature timber door leads into the Entrance Hall with flagstone flooring, part exposed stone walls and stairs to first floor. Cloakroom, Sitting Room with feature fireplace housing a wood burning stove, French doors to the lovely Garden Room, being dual aspect and overlooking the gardens and ponds. Door to outside and further door leading to the swimming pool. The Dining Room is an impressive room, tastefully decorated with dual aspect and quality wooden floor. A useful Study again has part exposed stonework and beamed ceiling.

Returning to the inner hall there is access through to the Kitchen/Breakfast Room which is extensively fitted with a range of units with Franke double sink, Corian worktops and integrated appliances which include, dishwasher, fridge and electric range cooker, useful pantry and stable door to the rear. This is a lovely family room and ideal for family gatherings.

A door leads to a large side Hallway with flagstone floor, feature porcelain sink with water pump and from here there is access to the large Utility Room with offers further wall and base units, plumbing for washing machine and further appliance space, flagstone floor. Boiler Room which houses the oil fired floor mounted boiler.

From the Side Hallway, there is further access to a ground floor double Bedroom and stairs to a first floor Studio Room. There is scope to create additional accommodation with the adjoining outbuilding subject to the necessary planning consents.

On the first floor there is an airing cupboard and the main landing gives access to 3 of the Bedrooms. The Master Bedroom with en suite shower room offers dual aspect views and is an impressive room with built in wardrobes, exposed beams and double doors leading to a large balcony which has superb views over the gardens, grounds and surrounding countryside. From here stunning sunsets can be enjoyed. There are 2 further generous Bedrooms all with built in wardrobes and a further Family Bathroom with 4-piece suite with a roll top claw footed bath.

From the Main Landing there is a second staircase leading back down to the kitchen and across this stairwell is access to Bedrooms 4 and 5, again with built in wardrobes. Bedroom 5 has the advantage of a large En Suite Shower Room leading to a potential Dressing Room/Store Room. Access is currently closed off to the Studio Room but this could easily be opened up if required.

From The Garden Room there is access to the Pool Room which houses the indoor heated swimming pool with electric cover (shallow end 1.15 metres to 1.5 metres at the deep end), Changing Rooms with Shower and WC facilities, including a Store Room. Attached to the outside of the room is a Vinery.

OUTSIDE
The property is approached via a five bar gate which leads to a brick paved courtyard providing ample parking and turning space. Attached to the main house are some small stone store sheds. A two storey detached Stone Barn (52'5" x 18'2" overall) with the ground floor incorporating a workshop and garaging, whilst the first floor was previously used as a Games Room and Gym. This barn offers significant potential for conversion into a variety of uses subject to necessary planning consents. Double carport, two stables and a single story barn (30’1” x 21’1” overall) offering further potential.

The gardens and grounds of the property are a real feature and running along the south eastern boundary of the garden are three interlinked ponds which are stream fed. Adjacent to the property are a series of stepped terraces enjoying delightful views over the gardens, ponds and countryside. A lawned area of garden leads up to a covered outdoor dining room/barbeque area (18’ x 17’) with a built in brick and stone barbeque. A brick paved terrace adjoins the building and is the perfect place for al-fresco dining from which to sit and enjoy the views and wooded copse area. In total the property stands in just under 3 acres.

**BUSINESS INCOME POTENTIAL**
The holiday letting income could be increased by the Studio area being turned into another En Suite bedroom and therefore the property will then accommodate sleeping arrangements for 15 people. By doing this, the gross year to income comes in at £137k. With this in mind, if both Barns where to be converted the gross income could be lifted to approx. £220k per annum.

LOCATION
The popular village of Prixford lies approximately 2.5 miles by car north west of Barnstaple, which is just a few minutes’ drive away, and is very well placed for access to the coast where popular sandy surfing beaches at Saunton, Croyde Bay and Woolacombe are all within easy reach, approximately a 20 minute drive away, as is The Saunton Sands golf club which is internationally known for its quality. Barnstaple, the regional centre for North Devon, is nearby and the town centre is a pleasing blend of the usual high street multiples and more local traders. It also includes the Pannier Market and the adjacent Butchers Row. The town centre is also home to a thriving theatre and very good leisure and tennis facilities. Just east of Barnstaple access can be gained to the North Devon Link Road (A361) and this provides a fast route to the M5 Motorway at Tiverton (Junction 27) about 34 miles away. There, also is Tiverton Parkway Mainline Railway Station (London, Paddington 2 hours approximately). Exeter, the County town and Cathedral city, with its International Airport is about 40 miles away.
From our office proceed out of town on the A361 in the direction of Braunton. At Pilton Causeway turn right towards the District Hospital and at the second set of traffic lights turn left and then right into Pilton Street. Proceed along Pilton Street to the end following the road around through into Bradiford with the Windsor Public Arms on your right. Continue down the hill and then up the other side to Prixford Hill. Continue for approximately 1 mile and upon entering the village take the first left hand turning and proceed down the lane where the entrance to Prixford Barton will be found.



































Marketed by: Fine & Country, Barnstaple