4 bedroom house

A privately situated residential farm with a Grade 2 Listed farmhouse and stone barns surrounded by its own land. Near to Exmoor and with very good road links nearby. 67.76 acres (27.42 hectares). Secluded position at the end of a private lane with no footpaths. Farmhouse for modernisation and two stone outbuildings. Pasture land, culm grass land and broadleaf woodland running down to the River Yeo.

Situation - Cruwys Ball lies in an unspoilt position within the parish of East Anstey in North Devon and from the fields there are views over the Yeo Valley towards the southern edge of Exmoor National Park.

East Anstey has a primary school and parish church (St. Michael's) and the nearest amenities are found at Dulverton, 4.5 miles to the north-east, which has primary and middle schools, churches, doctors and veterinary services as well as a range of shops, pubs, restaurants and cafés.

The market towns of South Molton (10 miles and Tiverton (13 miles) offer an extended range of shops, restaurants, supermarkets and schooling for all ages including the independent schools of Blundells in Tiverton and West Buckland near South Molton.

The farm is not isolated however and the A361 North Devon Link Road can be accessed within 4.5 miles and provides a direct link to the M5 motorway at Junction 27 and Tiverton Parkway Railway Station.

Exmoor National Park is a short distance north of the farm and provides spectacular scenery and excellent walking, riding and fishing whilst the North Devon coast with its dramatic rugged coastline and sandy beaches at Putsborough, Saunton and Croyde, is also within easy reach.

Introduction - Cruwys Ball has been within the same ownership for the past 62 years with its farmhouse and buildings positioned at the end of a private lane and surrounded by the farm’s land.

We understand that the name Cruwys Ball links back to the Cruwys family who held the manor of East Anstey and the ‘Ball’ refers to the roundness of the field boundaries which are on the curve of the River Yeo valley.

The farm totals approximately 67.76 acres (27.42 hectares) and includes a period farmhouse with enclosed mature gardens, two stone barns and more modern style farm buildings, some of which could suit alternative uses (subject to planning consent being obtained).

The land is within a ring fence, positioned either side of the River Yeo with a mixture of pasture land, culm grass land and a very attractive block of deciduous woodland which adjoins the river.

Cruwys Ball Farmhouse - The farmhouse is believed to originally date from the 17th century with some later alterations and is Grade II Listed and constructed of stone and cob underneath a part slate and part asbestos roof.

The charming house requires some modernisation and has period features throughout with a south-facing aspect overlooking the enclosed garden to the front.

The porch opens into the main reception room which has original oak beams, an inglenook fireplace with a wood-burner and a bread oven to one side. The sitting room has an open fireplace again with a bread oven to one side.

The kitchen has an oil-fired Rayburn and fitted units and the ground floor accommodation is completed by a utility room, w.c., pantry and a shower room.

A turning oak staircase leads up to the first floor where there are four bedrooms, two of which are large enough for double beds, a further office / box room, a shared bathroom and separate w.c. Steps from the fourth bedroom lead up to two storage rooms in the roof space and eaves of the house.

Outside - There is an attached single garage on the north side of the house. On the south side of the house is an enclosed garden with a level lawn, enclosed by mature shrubs, and a small patio with a pergola.

To the east is an enclosed area used for growing vegetables and salads with cages for soft fruits.

A pathway leads through to the outdoor swimming pool (heated and filtered) and this opens into a further lawn area which has views to the south and includes a summerhouse.

Traditional Outbuildings - The traditional farm buildings are positioned to the north and west of the farmhouse and are presently used for storage.

Stone Shippen. Stone walls with a timber framed and under-felted clay tile roof.

Workshop Barn. Stone walls, concrete floor and corrugated galvanised iron roof with a mezzanine floor for storage. With attached garage space.

Farm Buildings - Pole Barn (8.84m x 8.84m) plus Lean-to (8.84m x 3.61m). Timber frame, earth floor, corrugated galvanised iron roof and part elevations.

Covered Cattle Yard (18.06m x 10.67m). Concrete frame with part block walls, space boarding to eaves and a cement fibre roof. There is an open concrete yard in front of this building.

The Land - The farm land is mostly down to grass with a south-facing aspect and traditional hedge-bank boundaries to most field enclosures.

There are a mixture of level and gently sloping fields, most of which are suitable for mowing, in addition to areas of culm grassland and pretty meadows. There is road frontage on the northern boundary.

The River Yeo bisects the farm and on its eastern banks are approximately 8 acres of attractive deciduous woodland with woodland walks throughout.

On the western side of the river are just over 25 acres of former moor land, which has been naturally regenerated with trees with an abundance of wildflowers evident during the spring and summer months.

The soils across the farm are described as slowly permeable seasonally wet acid loamy and clayey soils.

Services - Mains water supplies the house and some fields. Mains electricity. Private drainage system. Broadband. Electric storage heaters and an oil-fired Rayburn.

Tenure - The farm is owned freehold and is registered on the Land Registry.

Basic Payment Scheme - The farm land is registered for entitlements. The current scheme year payment is reserved from the sale.

Land Management - There are no stewardship agreements affecting the farm.

Local Authority - North Devon District Council. Tel: . (

Farmhouse: Council Tax Band E.

Designations - The farm is within a Nitrate Vulnerable Zone (NVZ).

Land Plan - A plan, which is not to scale and is not to be relied upon, is attached to these particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.

Sporting & Mineral Rights - The shooting and mineral rights insofar as they are owned, are included with the freehold of the whole farm.

The hunting rights are included within the freehold of the farm for the land on the east side of the River Yeo but are excluded from the land on the western side of the River Yeo.

Fixtures & Fittings - All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale.

Wayleaves & Rights Of Way - The property is sold subject to and with the benefit of any wayleave agreements and any public or private rights of way or bridleways etc.

There are no public rights of way passing across the farm.

Viewing - Strictly by prior appointment with Stags. Please call: or to arrange an appointment.

Warning - Farms and land can be dangerous places. Please take care when viewing the property, particularly in the vicinity of farm buildings and livestock.

Disclaimer - These particulars are a guide only and should not be relied upon for any purpose.



Marketed by: Stags Farm Agency, Exeter