4 bedroom house

A residential farm in private valley with income potential, overlooking Roadford Lake. Period house, two holiday lets and indoor swimming pool. Two agricultural buildings. Super run of pasture land including a broadleaf woodland. In all about 105.39 acres. Available as a whole or in two lots.
EPCs - G, G and E


A residential farm in private valley with income potential, overlooking Roadford Lake.

Farmhouse and two holiday let properties
Detached library
Detached office
Workshop
Two single garages
Indoor swimming pool
Two agricultural buildings
Pasture land
Attractive broad leaf woodland
Approximately 80.12 acres pasture
21.39 acres woodland

In all about 105.39 acres (42.65 hectares)
Available as a whole or in two lots.

Location
Bidlake Farm is situated on the edge of the village of Germansweek. The property enjoys far reaching views across the undulating Devon countryside and Roadford Lake. The land comprises approximately 80.12 acres of pastureland and 21.39 acres of attractive woodland.

Everyday facilities are available at Lewdown and Lifton. At Bratton Clovelly, just 2 miles away, there is also the Clovelly Inn. More extensive facilities are available at the market town of Okehampton, 10 miles away, including a Waitrose supermarket and other shops, and Okehampton Community College. Okehampton also has a large leisure and fitness centre.

There are a variety of primary and secondary schools within the area. The independent schools of Mount House and Kelly College at Tavistock are within easy reach. Exeter also has a number of well-respected independent schools.

The cathedral city and county town of Exeter is 36.3 miles away and offers an extensive range of recreational, educational and cultural facilities. Exeter also has a fine university.

Germansweek benefits from a wide variety of recreational facilities, including riding and walking on an extensive network of local foot and bridle paths. Dartmoor National Park is also nearby. Roadford Lake offers water sports on the doorstep, with the North Devon coastline at Bude only 19 miles away. There are also a number of well renowned golf courses within a short drive as well as many fishing locations.

The A30 dual carriageway is about 4 miles from the property and provides a link with Cornwall to the west and Exeter and the M5 motorway to the east. The M5 gives access to London and the M4 north of Bristol. A regular high speed service of intercity trains operates from Exeter St David’s to London Paddington and via Salisbury to London Waterloo. Exeter International Airport is easily accessible with regular flights to London City Airport and ever increasing domestic and international flights.

Lot 1 – Bidlake Farm
102.13 acres (41.33 hectares)
Bidlake Farm is accessed via a quiet lane from the village. On the approach to the property there is a detached garage on the right. The lane continues and the main courtyard is on the right. Entering the courtyard, the traditional farmhouse house is to the right. At the entrance to the farmhouse there is a useful store/boot room to the right. The main door leads to the utility/larder on the right, kitchen straight in front with an oil fired Rayburn and a family bathroom on from there. The central hallway leads to the characterful sitting room with an inglenook fireplace to the left and the dining room to the right with an open fire. From here the staircase leads to the first floor where there are four good sized bedrooms, one with an en-suite shower room. Three of the bedrooms are south facing and enjoy fantastic views across the valley. The farmhouse is in need of modernisation. Recent works have been carried out such as fitting modern double glazed windows to many of the rooms.

The property on the left in the courtyard is a traditional residential barn conversion. The main door enters into the impressive double height, vaulted ceiling hall with exposed beams. To the left is the kitchen with an oil fired Rayburn. The entrance hall leads to the dining/sitting room with an open fire. This leads down a small set of stairs to what could be a third bedroom or another sitting room with an adjoining shower and W/C. The stairs in the entrance hall lead up to the gallery. The master bedroom and en-suite is at the end of the landing with a further bedroom and family bathroom off the landing. To the south of the barn conversion is a workshop and a generous detached garage.

The Library is on the south side of the courtyard and has a covered walkway to the barn conversion. The library benefits from an open fire and good storage space in the attic. To the south of the library is a detached building currently being used as an office.

The cottage can be accessed with a car via a separate entrance or through the covered walkway from the courtyard.

The front door leads in to the entrance hall. The kitchen is straight in front with the sitting room off to the right with an open fire. The staircase is to the left and leads to the large bedroom and separate bathroom. The cottage enjoys stunning views across the land and would make a brilliant holiday let. The property is in need of modernisation.

The detached indoor swimming pool is to the east and enjoys fantastic views to the south across the land.

Outside
There are formal gardens to the south and west of the farmhouse, as well as a paddock to the south. The barn conversion enjoys a private garden to the east. There is also an outdoor arena to the east.

The Land
The land extends both sides of the valley with attractive mature woodland in the middle of the valley. The River Wolf meanders across the land setting a picturesque scene. The land comprises of approximately 78.30 acres of pastureland and 20.20 acres of woodland. The higher land either side of the valley is mainly level and is freely draining loamy soils. The land then gently slopes into the valley and levels off in the meadow fields either side of the River Wolf.

Lot 2 – Agricultural Barn and Paddock
3.26 acres (1.32 hectares)
To the north of Lot 1 are two agricultural barns. The smaller being of stone and brick construction and corrugated tin roof with concrete floor. The larger barn is timber framed with corrugated tin roof and sides and part concrete floor, part earth floor. The land comprises of approximately 1.82 acres of pastureland and 1.19 acres of woodland with a variety of native species such as oak and ash trees. There is mains water and electricity to the barns. The fields are supplied with water.

The barns could be suitable for Class Q residential conversion subject to the necessary planning consent.

General
Method of Sale
The property is offered for sale by private treaty as a whole or in two lots.

The pastureland in Lot 1 & 2 is subject to grazing agreements running to 31st July 2019 and month to month thereafter.

Services
Mains water, private drainage and mains electric. Oil fired central heating in the barn conversion and electric heating in the farmhouse and cottage. The pool has oil fired heating. The EPC and Council Tax for each property is as follows:

Building Council Tax 2019/20 EPC
Building Council Tax 2019/20 EPC
Farmhouse £2,822.69 G
Barn Conversion £1,954.17 E
Cottage £1,302.78 G

Fixtures and fittings
Vendors’ fixtures and fittings are excluded from the sale. In particular the carpets, curtains, garden statuary, furniture and ornaments are specifically excluded. However, certain items may be available by separate negotiation.

Designations
We understand there are no designations on any part of Bidlake Farm.

Wayleaves, easements and rights of way
The property is being sold subject to and with the benefits 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.

There is a footpath that runs down the track to the bottom of the valley. This then splits, one leads to the south west and the other to the south east. Please ask the agent for further information.

Sporting, Timber and Mineral Rights
All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned.

Basic Payment
The Entitlements are included in the sale. The seller will retain the 2019 payments.

Health and safety
Given that the potential hazards of a working property we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings.

Local authority
West Devon Borough Council
Kilworthy Park, Drake Road, Tavistock,
Devon PL19 0BZ
Tel:

Postcode
EX21 5BP

Directions
From the A30 from Exeter direction leave the A30 at Stowford Cross junction signposted Broadwoodwidger. Turn right towards Broadwoodwidger. Continue on this road for 1.5 miles, do not turn left into Broadwoodwidger. When a wind turbine is on your left, take the next right signposted Bratton Clovelly. Continue for one mile and at Headson Cross turn left signposted Germansweek. Continue on this road for 2.5 miles and turn right following the signpost for Germansweek. Continue through the village for about 0.4 miles and turn right past Chapel Cottage. After just over 120 meters Bidlake Farm can be found on the right.

Bidlake Farm is situated on the edge of the village of Germansweek. The property enjoys far reaching views across the undulating Devon countryside and Roadford Lake. The land comprises approximately 80.12 acres of pastureland and 21.39 acres of attractive woodland.

Everyday facilities are available at Lewdown and Lifton. At Bratton Clovelly, just 2 miles away, there is also the Clovelly Inn. More extensive facilities are available at the market town of Okehampton, 10 miles away, including a Waitrose supermarket and other shops, and Okehampton Community College. Okehampton also has a large leisure and fitness centre.

There are a variety of primary and secondary schools within the area. The independent schools of Mount House and Kelly College at Tavistock are within easy reach. Exeter also has a number of well-respected independent schools.

The cathedral city and county town of Exeter is 36.3 miles away and offers an extensive range of recreational, educational and cultural facilities. Exeter also has a fine university.

Germansweek benefits from a wide variety of recreational facilities, including riding and walking on an extensive network of local foot and bridle paths. Dartmoor National Park is also nearby. Roadford Lake offers water sports on the doorstep, with the North Devon coastline at Bude only 19 miles away. There are also a number of well renowned golf courses within a short drive as well as many fishing locations.

The A30 dual carriageway is about 4 miles from the property and provides a link with Cornwall to the west and Exeter and the M5 motorway to the east. The M5 gives access to London and the M4 north of Bristol. A regular high speed service of intercity trains operates from Exeter St David’s to London Paddington and via Salisbury to London Waterloo. Exeter International Airport is easily accessible with regular flights to London City Airport and ever increasing domestic and international flights.

Marketed by: Kivells, Land & Farm Sales