Kinsford House
Kinsford House Simonsbath, Minehead, Somerset TA24 7LE Simonsbath 2.5 miles South Molton 9 miles Barnstaple 13 miles Set in 18 acres, a unique moorland home with generous living space and six bedrooms together with a self-contained two bedroom cottage Kitchen/Breakfast Room Dining Room Drawing Room Snug 6 Bedrooms 3 Bathrooms (2 en-suite) Additional 2 Bedroom Cottage Extensive Equestrian Facilities and Outbuildings 18.50 Acres Stags 29 The Square South Molton Devon EX36 3AQ Tel: 01769 572263 Email: south-molton@stags.co.uk The London Office 40 St James s Place London SW1A 1NS Tel: 020 7839 0888 stags.co.uk
Situation Kinsford House is set in a wonderful position a few miles within the western boundary of Exmoor National Park which covers almost 270 square miles of magnificent protected landscape. The property lies between the villages of Brayford and Simonsbath and is perfectly positioned to take advantage of the many rural activities for which the area is so well renowned. Brayford has a good primary school and village hall whilst Simonsbath has a hotel, Public House, and the parish church of St Lukes, which presides over the largest Parish in Somerset. The local public house The Poltimore Arms is about one and a half miles. The busy market town of South Molton is about 8.5 miles and offers an excellent range of day to day amenities including schooling up to secondary level, a wide variety of shops, banking facilities, churches, livestock markets and pannier markets on Thursdays and Saturdays. The property is readily accessible from the North Devon Link road which joins the M5 at J27 where there is also a station on the Paddington line at Tiverton Parkway. Kinsford is ideally situated to take advantage of many country pursuits, including extensive riding and walking in the valleys and on the open expanses of Exmoor. The coast to the north is within easy reach and provides a wealth of water sports such as sailing and surfing. Description Kinsford House is a comfortable family home with extensive accommodation with the scope to utilise the space in many different ways. In addition there is an adjoining, selfcontained cottage that has recently been refurbished to a high standard and is tastefully fitted throughout and currently provides a useful holiday letting income. Kinsford House On the ground floor the main front door leads into the hall with double doors to the terrace, staircase to first floor and connecting door to Folly Cottage. The drawing room is a magnificent room with high ceiling and a large open fireplace with slate hearth. Off the main hall is the inner hall with door to outside, useful study area, tiled floor and further staircase to the first floor. The cloakroom has a low level WC and vanity basin. Walk in shelved store room. The dining room has views over the front gardens to moorland beyond, tiled floor and a Victorian fireplace with tiled inserts and hearth, timber surround and mantel. Off this room is a cosy sitting room or Snug with panelled walls, open fireplace, fitted TV cabinet, book shelving and bay window and door to the front. The kitchen has a tiled floor and is fitted with a good range of matching wall and floor units with worktops over, 1½ bowl sink with mixer tap, inset four ring hob and built in double oven. Fitted four oven Aga. Space and plumbing for washing machine and dishwasher. An opening leads through to an extension to the kitchen fitted with a good range of matching units, recessed wine rack, space for American fridge/freezer, tiled floor and leads into the conservatory/breakfast room with door to outside and superb views over the garden to moorland beyond. From the main hall stairs lead to a galleried landing and to the master bedroom suite comprising a spacious double bedroom with large sunken bed and an extensive range of fitted cupboards, wardrobes and shelves. The bathroom has a large jacuzzi bath, close coupled WC, bidet and vanity unit with a dressing room adjoining. A second staircase leads to the main landing which offers a comfortable sitting area with fireplace. There are five further double bedrooms (one with en-suite bathroom) and a family bathroom with a modern suite.
Folly Cottage Folly Cottage adjoins the main house and has recently been the subject of a thorough refurbishment and is superbly presented throughout. The light and airy accommodation includes oak flooring and to the ground floor, a wellequipped kitchen, dining room, ground floor double bedroom with ensuite bathroom and a second bathroom. On the first floor there is a spacious sitting room with central wood burning stove, glazed double doors to the garden and a second double bedroom with en-suite shower room. Outside Kinsford House is approached over a private entrance drive which leads to a large parking area to the rear of the house. There are attractive gardens and grounds with a large lawn protected by mature hedges and trees and an extensive paved terrace, all enjoying attractive moorland views. Outbuildings Modern clear span storage shed/workshop (36 x 30 ). American Barn Stabling (37 x 31 ) with central passage and 4 boxes (each 12 x 12 ), feedstore and office. Recently constructed timber framed stable block with 4 stables (each 11 x 9 6 ) and a foaling box (16 5 x 10 5 ). Block built building (38 x 18 ) incorporating a generator shed (16 x 11 ), storage room and two garages. Modern clear span shed (59 x 18 ). Land The land mainly comprises a number of enclosed pasture paddocks with the whole extending to about 18 acres. Services Mains electricity is supplied and is backed up by a modern diesel power generator should the need arise. Private water supply and private drainage. Oil fired central heating via radiators. There is also an oil fired Aga in the kitchen. Viewing Strictly by appointment please through the sole selling agents, Stags on 01769 572263. Directions Approaching from the east on the A361, bypass South Molton and at Aller Cross roundabout take the fourth exit onto the A399 towards Brayford/ Blackmoor Gate. After about 1.3 miles at Northland Cross turn right signed towards Simonsbath. Stay on this country road for a further 5.5 miles and the entrance to Kinsford House will be found on the left. These particulars are a guide only and should not be relied upon for any purpose.
Total Approximate Area 464.0m 2 / 4,995ft 2 Bedroom 7 3.35x3.25 11 x10 8 Kitchen 7.95x1.80 26 1x5.11 Store Store Dining Room 5.28x4.57 17 4x15 Kitchen 4.70x4.11 15 5x13 6 Drawing Room 7.29x5.13 23 11x16 10 Snug 5.41(17 9)into bay x4.34(14 3)max Dining Room 8.53x4.37 28 x14 4 Kitchen 4.01x2.74 13 2x9 Bedroom 8 3.35x3.25 11 x10 8 Breakfast Room 3.15x2.67 10 4x8 9 Sitting Room 5.11x4.75 16 9x15 7 Dressing Room Bedroom 6 3.30x3.18 10 10x10 5 X Master Bedroom 5.41(17 9)max 5.13(16 10)max Bedroom 2 4.39x4.34 14 5x14 3 Bedroom 3 4.85x4.34 15 11x14 3 Bedroom 4 4.29x3.15 14 1x10 4 Bedroom 5 4.47x2.62 14 8x8 7