Brookfield Barn

A well-positioned 3 bedroom house in an elevated position with commanding views over its own land. The total area extends to 1.42 acres, with further land and farm buildings, available by separate negotiation. EPC Band E

Introduction - Brookfield Barn has been owned by the current vendors for 7 years and they have utilized the land to keep a small flock of sheep, using the agricultural building for lambing during this period. Located in the hamlet of Higher Keaton and just off a quite country lane, the property is in a peaceful location, yet enjoys good road links to the nearby A38 dual carriageway. The land is kept all in hand and will be offered for sale with vacant possession on completion. The land is being offered for sale in lots to enable the buyer for the main house to purchase some additional buildings and an amount of land which they require.

The detached agricultural buildings (included in lots 2 and 3) enjoy a separate access point from the lane, again, making the ability to offer the buildings as separate lots possible. The old garage has been highlighted for potential Class Q conversion into residential use.

Lot 1- About 1.42 Acres - Brookfield Barn is accessed off the lane with a pair of gates opening out onto the large tarmac entrance drive. On the side of the house is an entrance porch with door leading through to the well-fitted kitchen with a range of base and eye level kitchen units incorporating a 1½ bowl sink and a number of integrated appliances. In the corner of the room is the oil-fired Grant boiler. There is a large kitchen window from the sink overlooking the garden and land beyond. A part glazed and timber door leads through to the internal hall with door to under-stairs cupboard, stairs rising to the first floor and a door through to the sitting room with a fireplace for a gas-fired fire. There is a window overlooking the land to the side and a sliding patio door leading into the garden room with a large Velux roof-light and further patio doors to outside. From the entrance hall and the garden room there is a rear hallway with door to a ground floor cloakroom and door to the utility room, with a range of base level kitchen units with space and plumbing for a washing machine and door to outside.

Upstairs there are three double bedrooms. The main bedroom with a large picture window overlooking the gardens and grounds with views beyond. Bedroom 3 could well be made an en-suite bedroom by moving the doorway to incorporate the small bathroom. There is a separate shower room with wash hand basin and WC and a further single toilet.

Gardens & Grounds - The gardens, which are laid to the rear of the property, encompass a largely level area of lawn with a central pond feature with a retaining ha ha wall overlooking the area of paddock beyond. To the side of the entrance drive is a detached double garage with an adjoining lean-to store and cloakroom. The other side of the garage is a timber shed. There is a below-ground area beyond the shed where there is the private well water supply. Below the garden is an area of paddock extending to about 1.2 acres, with gateways leading into Lots 3 and Lot 4, enabling the buyer to purchase additional land if they wish.

Lot 2 (By Sep. Negotiation) - Accessed from another gateway off the lane, is a former garage/workshop building, which has potential for conversion through Class Q consent to residential accommodation with a small area of garden in front. This area of garden is currently used by the farmhouse and comprises some vegetable beds, a small orchard and a greenhouse. To the other side of the building is a range of single storey workshop/stores which are included with the sale of Lot 2.

Lot 3 (By Sep. Negotiation) - The agricultural buildings and area of paddock also enjoy a separate access from the lane into the field with access up to the 2-bay steel-framed agricultural building with a shared concrete collecting yard to one side, which joins into the traditional timber-framed 2-bay agricultural building which, in turn, has access to the paddock in front. Beyond this building is just under half of the remaining single storey workshop building, which comes with Lot 3. Lot 3 is about 0.73 acres.

Lot 4 (By Sep. Negotiation) - To the east of the house is an area of paddock extending to about 5.86 acres, which can be accessed from the paddock of Lot 1, if purchased with Lot 1, or by the gateway in the corner of Lot 4, adjoining the public lane. The paddock slopes down to the bottom where there is a large pond with central island, where stock can take water.

Services - Oil-fired central heating, mains electric, the house and buildings have mains water, well water for the garden, solar voltaic cells on the roof the garage of Lot 1.

Viewing - Strictly by prior appointment with Stags on .

Directions - From the A38 Totnes to Plymouth, take the B3213 exit towards Ivybridge and continue towards Ermington. As soon as you have passed over the bridge of the River Erme, turn right into Keaton Lane. proceed up the hill, following the lane around to the left, where Brookfield Barn is found in front of you on the left handside.



Marketed by: Stags, Totnes