Broadclyst, Exeter

Description

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Harepathstead Farm is a substantial and adaptable home offering presented in beautiful condition throughout with well balanced accommodation that works well for family life, with generous living space, scope for home working and a range of outbuildings with further potential, subject to the necessary consents.

A panelled entrance door opens into a welcoming lobby, leading through to a central reception hall with oak flooring, staircase to the first floor and useful understairs storage. From here, the ground floor accommodation flows comfortably between rooms, allowing the house to be used in a variety of ways depending on day to day needs, whether that’s family life, entertaining or working from home.

To the front, the dining room sits in an easy, practical position within the house and links directly to a generous utility room fitted with a Belfast sink, work surfaces and storage. A skylight and stable door provide natural light and direct access, while an adjoining walk in store and airing area adds further useful space.

At the centre of the house, the kitchen/breakfast room forms the natural hub of daily life, with space for cooking, dining and informal seating. It is fitted with granite work surfaces, a range of base units, a central island and an Aga set within a recessed fireplace. Skylights and a stable door bring in good natural light, and a walk in pantry together with direct access to the utility room helps support the practical rhythm of the home.

The main sitting room is a comfortable, well proportioned space that connects directly with the garden through sliding doors, with a brick fireplace providing a focal point. Beyond this, a larger reception room adds further flexibility to the ground floor, working equally well as a second living space, playroom or combined family and work area. It features exposed beams, a log burner, direct garden access and a secondary staircase linking back to the first floor.

A separate snug sits slightly apart from the main living spaces, offering a quieter room that could also serve as a study or home office, with doors opening onto the garden and character features including exposed brickwork and ceiling beams.

Upstairs, the accommodation continues to offer flexibility, with five double bedrooms providing space for family life and home working where required. The principal bedroom is arranged over split levels with dual aspect windows, exposed beams and fitted storage, and is served by an en suite bathroom. A second bedroom also benefits from its own en suite shower room, while the remaining bedrooms are all doubles and are served by a family bathroom. An inner landing with secondary staircase provides an additional route between floors, reinforcing the adaptable layout of the house.

Outside, a gravelled driveway provides ample parking and turning space, with further parking and a carport accessed through a five bar gate.

The gardens and grounds extend to approximately 1.37 acres and are arranged to provide both structure and a more natural setting. Immediately adjoining the house is a generous patio, with space for outdoor dining and entertaining, alongside a covered seating area and an orangery. There is a wildlife pond and a productive kitchen garden with fruit trees and planting beds, while further lawn extends towards a stream and adjoining woodland, creating a private and established backdrop.

The outbuildings add a significant layer of flexibility to the property. The main barn is arranged over two floors and currently used for storage and workshop space, with a number of separate rooms on the first floor offering clear scope for a variety of uses including workspace, studio, gym or ancillary accommodation, subject to the necessary consents.

The stable block, with multiple pens and a mezzanine level, will suit equestrian or smallholding use, but is equally practical for storage or workshop purposes.

Situation

Harepathstead Farm is situated on Harepathstead Lane, on the edge of Broadclyst, a well regarded village just east of Exeter.

Broadclyst offers a good range of day to day amenities including a village shop and post office, public house, church and community facilities, all within approximately 1.5 miles of the property. The village is also home to Broadclyst Community Primary School, Clyst Vale Secondary School and the Education Campus in Cranbrook for all years, as well as secondary schooling and further independent options available within Exeter.

The Cathedral City of Exeter lies approximately 6 miles away and provides a comprehensive range of shopping, leisure, dining and cultural facilities, along with main hospital services, universities and a mainline rail station. Exeter St David’s offers direct services to London Paddington, while Exeter Central, Whimple and Pinhoe train stations provide connections towards London Waterloo and the wider regional network.

Transport links are excellent, with Junction 29 of the M5 approximately 3 miles away, giving access north and south along the motorway network. Exeter Airport is around 5 miles distant, offering a range of domestic and European flights.

The surrounding area is characterised by attractive East Devon countryside, with a network of footpaths and bridleways providing immediate access to walks and riding routes, combining rural living with excellent connectivity and proximity to the city.

Directions

From Exeter, proceed out of the city on Pinhoe Road (B3212) heading towards Pinhoe. Continue through Pinhoe and on towards West Clyst, following the road as it becomes more rural.

Pass through West Clyst and continue ahead, before taking the right hand turning signposted towards Dog Village. Follow this road for a short distance and take the second left into Woodbury View. Turn left signposted to Westwood and right onto Harepathstead Road. The property will be found along the lane set back on the right hand side.

SERVICES

The vendor advises the following: No gas to the property. Mains electricity and water on a meter. Oil central heating (serving the heating and hot water). Private drainage system/Sewage Treatment Plant, Marsh Ensign 10, (installed February 2023) for the exclusive use of Harepathstead Farm (section of pipe crosses neighbours paddock). Emptied annually. Last emptied 04/03/26 by West Country Drainage Ltd at a cost of £240.00. The vendors advise that the system complies with the General Binding Rules 2015. Wet underfloor heating system under the slate floor section of the property and master en suite. Wet heating in the form of standard radiators in the area of the property not served by the under floor heating. Two multi fuel stoves and an electric fire. The sellers currently do not have a telephone landline under contract. Broadband (Satellite). Download speed between 150-200Mbps, with an upload speed of 25Mbps. The sellers have advised the mobile signal is generally good (truncated)

AGENTS NOTE

The vendors have advised that the sitting room, hallway and bedrooms 3,4 and 5 have Artex ceilings. The property also has the benefit of a shared driveway access with Harepathstead Barn. The vendors advise that there have been several Planning Applications approved dating back to May 2004 for the erection of a single storey extension (04/P1298) / the construction of new poultry house (08/2904/FUL) / proposed new storage building for farm machinery (18/1818/FUL). Full details and plans can be found on the East Devon Planning Portal.