Broadclyst, Exeter

Description

Harepathstead Farm is a substantial and adaptable character home presented in beautiful condition throughout. Combining period charm with modern practicality, the property provides a welcoming and versatile home, offering generous and well-balanced accommodation, extensive living space and scope for home working, together with a range of outbuildings offering 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, understairs storage and a staircase rising to the first floor. From here, the accommodation flows naturally between the principal living spaces, creating a comfortable and versatile layout suited to a variety of lifestyles.

Positioned to the front of the property, the dining room enjoys a convenient location close to the kitchen and utility areas, making it ideal for both formal and informal dining. Adjoining this is a generous utility room fitted with a Belfast sink, work surfaces and ample storage. Skylights and a stable door provide natural light and direct outside access, while a walk-in store and airing area adds further useful space.

At the heart of the home lies the impressive kitchen/breakfast room, a wonderful social space designed for modern living. Fitted with granite work surfaces, a range of base units and a central island, the room combines generous proportions and a high ceiling with an Aga set within an attractive recessed fireplace. Skylights and a stable door draw natural light into the space, while a walk-in pantry and direct connection to the utility room helps support the practical rhythm of the home.

The principal sitting room is a warm and inviting space, centred around a handsome brick fireplace and enjoying direct access to the gardens through sliding doors. Beyond this, a further large reception room provides additional and highly versatile living space. Character features include exposed beams, a log-burning stove, direct garden access through a stable door and a second staircase connecting to the first floor.

A separate snug provides a versatile space away from the main reception areas, ideal as a playroom, home office or reading room. Double doors open directly onto the garden, while exposed brickwork, fireplace and ceiling beams add further character and charm.

The first floor continues the property's well-balanced layout, offering five generous double bedrooms and versatile accommodation suited to a variety of needs. The principal bedroom is arranged over split levels and features exposed beams, fitted storage and dual-aspect windows. This bedroom is complemented by a large en-suite bathroom. A second bedroom also benefits from an en-suite shower room, while the remaining double bedrooms are served by a well-appointed family bathroom. An inner landing and secondary staircase create an additional route between floors, further enhancing the adaptability of the layout.

Outside, a gravelled driveway provides extensive parking and turning space, with additional parking and a covered car port accessed via a five-bar gate.

Extending to approximately 1.37 acres, the gardens and grounds have been thoughtfully arranged to provide a superb balance of formal landscaping, productive growing space and wildlife habitat. Immediately adjoining the house is a generous patio, ideal for outdoor dining and entertaining, together with a covered seating area and an attractive orangery.

Beyond this, a productive kitchen garden incorporates fruit trees and planting beds, while a wildlife pond enhances the natural appeal of the grounds. Areas of lawn extend towards a stream and adjoining woodland, creating a private and picturesque setting that feels wonderfully rural while remaining conveniently close to Exeter.

The outbuildings represent a significant additional asset and greatly enhance the property's appeal. The substantial barn is arranged over two floors and currently provides extensive storage and workshop space. A number of separate first-floor rooms offer potential for a variety of future uses, including a home office, creative studio, gym, leisure space or ancillary accommodation, subject to any necessary consents.

The stable block, incorporating multiple pens and a mezzanine level, will appeal to those with equestrian, smallholding or hobby farming interests, whilst also offering highly practical storage, workshop or business space.

Situation

Harepathstead Farm occupies an attractive position along Harepathstead Lane on the edge of Broadclyst, one of East Devon's most sought-after villages, situated just to the east of Exeter.

Broadclyst offers an excellent range of day-to-day amenities, including a village shop and post office, public houses, church and community facilities, all within approximately 1.5 miles of the property. The village is also well served by education provision, including Broadclyst Community Primary School and Clyst Vale Community College, with a variety of highly regarded independent schools available within Exeter.

The Cathedral City of Exeter lies approximately six miles away and provides an extensive range of shopping, dining, leisure and cultural facilities, together with university campuses, major healthcare services and excellent rail connections. Exeter St David's offers direct services to London Paddington and destinations nationwide, while Whimple provides direct connections to London Waterloo. Exeter Central and Pinhoe stations provide further regional and national rail links.

The property is exceptionally well connected, with Junction 29 of the M5 approximately three miles away and Exeter Airport around five miles distant, providing a range of domestic and European flights.

The surrounding East Devon countryside offers a wealth of walking, cycling and riding opportunities, with an extensive network of footpaths and bridleways nearby. The location offers a rare balance of countryside living and connectivity with Exeter, a wide range of amenities and excellent transport links all within easy reach.

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 (leading to it's own private drive). 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.