Broadacres 8PP.qxp_Stags 01/06/ :55 Page 1 Broadacres Farm

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1 Broadacres Farm

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3 Broadacres Farm Stoney Lane, Honiton, Devon EX14 9TU Honiton (mainline station to London) 1.4 miles Jurassic Coastline (Sidmouth) 9 Miles Exeter 19 Miles A beautifully refurbished 5 Bedroom farmhouse set in the middle of 26 Acres Farmhouse substantially refurbished in 2008; floor to ceiling, electrics, plumbing, insulation, windows etc 3,500 sqft (325 sq m) Accommodation; 34 kitchen, triple aspect sitting room, dining room, study and utility 5 Double bedrooms (3 en suites), family bathroom and balcony Double garage, store and log cabin /office Workshop 1,250 sq ft (115 sq m), former cow kennels and large pole barn Pasture split into 5 enclosures with 2 acres of woodland/copse In all Acres (10.81 ha) Stags Bank House, 66 High Street Honiton Devon EX14 1PS Tel: honiton@stags.co.uk Stags Southernhay West Exeter Devon EX1 1PR Tel: exeter@stags.co.uk The London Office 40 St James s Place London SW1A 1NS Tel: stags.co.uk

4 Situation A short drive from Honiton this delightful period home sits in its own land and surrounded by beautiful countryside. Approached by a long private drive you are welcomed by stunning views and the peaceful tranquillity synonymous with rural East Devon. Honiton provides most day to day needs, shopping, schooling and recreational facilities including the nearby golf course. There are good transport links with a main line rail station on the London Waterloo line, a regular bus service to the coast as well as the A30 dual carriageway to the North of the town. The Cathedral and University City of Exeter is easily accessible, with a wider range of facilities expected of a county city including rail stations on both the London Waterloo and Paddington lines and an international airport. England s first World Heritage Site, the Jurassic coast lies to the South via the popular Regency seaside town of Sidmouth. The much acclaimed Colyton Grammar School, one of England s top state schools is located 8 miles to the South East. A further range of state and independent schools and colleges are within an easy reach. Description Broadacres Farm is a substantial farmhouse surrounded by over 26 acres of grounds and pasture ensuring a completely private setting. The farmhouse has been extensively refurbished throughout with all new electrical and plumbing systems, floors, ceilings, fixtures and fittings. The current owners have created a wonderful family home finished to a high standard with fabulous views to the surrounding farmland and beyond. The House A grand hallway with Beer Stone fireplace is a fitting start to this spacious home, providing access to the principal rooms of the house. The exceptional kitchen/breakfast room is fitted with bespoke handcrafted kitchen units centred on a large island unit and an electric programmable AGA. The kitchen incorporates granite worktops, Siemens integrated appliances: dishwasher, fridge, oven, microwave and an electric hob, as well as a double Belfast sink. The triple aspect breakfast area is a lovely space for entertaining, with sunlight flooding in from the South facing French doors. The large sitting room also has a triple aspect showcasing the views across the valley, a modern wood burning stove and French doors opening to a patio providing a great space for entertaining guests. There is a large dining room and study/family room, each with fantastic views. On the ground floor there is also a WC and useful utility room. On the first floor, each of the five double bedrooms has its own character and space. The master bedroom has an extensive range of fitted wardrobes and is set overlooking the valley, it has an en-suite bathroom featuring his and hers basins, luxurious contemporary bath and walk in style shower. The two largest guest bedrooms have beautiful en-suites, one with walk in shower and the other with a wet room shower. Bedroom two has exposed cruck beams and a balcony where the sunset can be enjoyed on a late autumn evening. There are two further double bedrooms one with en-suite as well as a contemporary styled luxurious family bathroom with bath and wet room style shower. The Grounds A long tarmac drive lined with deciduous and fruit trees leads to an extensive area of parking and double garage.

5 A path leads up to the front door and flows around each side of the house to a sheltered patio to the side and rear, softened with well-stocked borders. The gardens surround the house on three sides and are laid to undulating lawns making the most of the natural rolling landscape and the back drop formed by glorious Oak and Beech trees. Double Garage 7.56 m x 5.96 m Not far from the house the generous double garage has electric up and over doors. Adjoining this is the pump house and garden store which houses the water filtration systems. Workshop m x 8.73 m 1,250 sq ft (116 sq m) this large workshop building is double height, and is connected to water, light and power easily lends itself to a multitude of uses. Log Cabin/Office Situated a little way from the main house and currently used as an office this Log Cabin has light, power and telephone line. Former Cow Kennels As the name described these were the former cow kennels/cubicles. Extending to approximately 1,396 sq ft (130 sq m) of timber construction under a box-profile roof, the barn has various internal partitions and is used for storage. Pole Barn Set back down the lane a little this large timber pole barn has an earth floor and part open sides, measuring approximately 3,895 sq ft (362 sq m) and sheltered by mature trees to the North. General Remarks Services Mains electric. Private water (spring) and private drainage. Oil-fired central heating. Fixtures and Fittings All fixtures and fittings, unless specifically referred to within these particulars, are expressly excluded from the sale of the freehold. Plans and Boundary Fences 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. Viewing Strictly by appointment through the agents Stags on Directions From the Stags office in the High Street head south into New Street and towards the railway station, going under the railway line and continuing on the road known as Church Hill, at the mini roundabout at the top turn right and after about ¼ of a mile turn left into Honiton Bottom Road. Continue out of town, following the lane which turns around the left bend into Stoney Lane, in less than half a mile turn right into the drive over the cattle grid. These particulars are a guide only and should not be relied upon for any purpose.

6 Approx. Gross Internal Floor Area Sq Metres 3500 Sq Ft Balcony 4.27 x 3.66m 14' x 12' Bedroom x 3.96m 15' x 13' Bedroom x 3.99m 15'7 x 13'1 Down Bedroom x 3.45m 15'1 x 11'4 Sitting Room 7.11 x 4.57m 23'4 x 15' Bedroom x 4.06m 15' x 13'4 Bedroom x 3.05m 11'4 x 10' Kitchen / Breakfast Room x 4.80m 34'3 x 15'9 Entrance Hall 8.18 x 5.23m 26'10 x 17'2 First Floor Up Dining Room 4.62 x 3.86m 15'2 x 12'8 Utility 4.42 x 1.85m 14'6 x 6'1 Study 4.95 x 3.07m 16'3 x 10'1 Ground Floor

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