Martinhoe, Exmoor

ABOUT THE PROPERTY

A beautifully restored period home set within enchanting surroundings, offering a rare blend of character, versatility and income potential. Perfectly suited to multi-generational living or an outstanding lifestyle retreat with holiday letting opportunities.

Tucking Mill occupies a truly exceptional setting amidst the unspoilt beauty of the Exmoor coastline, just a short distance from Heddon's Mouth. This detached character property features colour-washed stone elevations beneath a slate roof. The original core is of period origin, historically built as a pair of cottages, with a single-storey annexe sympathetically added in the 1980s.

Renovated to a high standard, the property offers extremely well-presented and adaptable accommodation. There is potential to incorporate the annexe into the main house for those seeking a larger home, or it may be retained as a self-contained space, ideal for guests or relatives, with planning consent for holiday letting. Additionally, a secondary detached one-bedroom lodge, which includes an integral garage/workshop, also benefits from consent for holiday letting.

Accommodation

Main House - Ground Floor:
Entrance porch and hallway
Sitting room with log burner
Dining room/snug with log burner
Kitchen with integrated appliances
Cloakroom

First Floor:

Three bedrooms with bespoke built-in furniture
Main bedroom with en-suite bathroom
Additional separate shower room

Annexe:

Open-plan kitchen and living room with log burner
Bedroom
Shower room

The Lodge - Ground Floor:

Open-plan kitchen/living/dining room with log burner
Bathroom
Integral garage/workshop

First Floor:

One bedroom

For full layout and approximate room measurements, please see the enclosed floorplan and virtual tour.
Gardens & Land.

To the front, the property is set above the lane behind a stone retaining wall, with lawned areas flanking the cottage. The gardens feature well-established trees and shrubs, including Camellia and Rhododendron. Across the lane is a parking bay for 5-6 vehicles, additional lawn, and picturesque river frontage.

The property extends in total to just over 1.1 acres.

THE AREA

With a forested river valley that stretches inland to the sea and an abundance of bridleways and trails, Heddon Valley is a classic and serene rural setting.

Nearby Lynton offers local amenities, including a good selection of restaurants, bars, cafés, shops, gym, hairdressers, small supermarkets, a library, a primary school, and places of worship, along with a regular bus service.

Lynton is twinned with the coastal village of Lynmouth, set on the banks of the River Lyn overlooking the sea and reached by a cliffside railway. The South West Coast Path passes directly through Lynton & Lynmouth and is England's longest waymarked long-distance footpath and a National Trail. It stretches for 630 miles (1,014 km), running from Minehead in Somerset, along the coasts of Devon and Cornwall, to Poole Harbour in Dorset. More extensive shopping facilities and amenities are available at the larger town of Ilfracombe (about half an hour) and the regional centre of Barnstaple (about 35 minutes). The world-renowned surfing beaches at Woolacombe, Putsborough, Saunton (also with Championship golf course) and Croyde are also about 40 minutes by car.

The North Devon link road (A361) is about a 30-minute drive and eventually joins the M5 motorway network at Junction 27, where Tiverton Parkway offers a fast service of trains to London Paddington in just over 2 hours. The nearest international airports are at Bristol and Exeter. There are excellent state and private schools within the area. The Valley of Rocks is within level walking distance (passing the extraordinary location of the cricket ground), offering access to many miles of coastal walks and stunning unspoilt countryside, which the surrounding Exmoor National Park has to offer. A trip to Dunkery Beacon, Exmoor's highest point has incredible views and a picnic at Landacre Bridge or visit to Withypool tea rooms would be well worth the journey.

SERVICES - OUTGOINGS

Services: Private water supply with UV filters, shared private drainage, mains electricity, independent electric heating systems

Broadband & Mobile: Standard broadband available; limited mobile phone coverage (see Ofcom website for details)

Council Tax: North Devon Council - Band F (£3,650.42) and Band A (£1,684.80) for 2026/27
EPC Rating: F and F

Tenure: Freehold

DIRECTIONS

From Lynton, take the B3234 towards Barbrook. At the junction opposite Barbrook Fuel Station, turn right onto the A39 and continue for approximately 3 miles, passing Woody Bay Station. Turn right following signs for Kittihoe, Hunters Inn, and Heddon Valley. Continue along this lane for just under 2 miles - the property is on the right-hand side, with the driveway directly opposite.

What 3 Words Location - ///twigs.verve.blogs

Property Reference #RSE0474

IMPORTANT NOTICE
These sale particulars have been prepared as a general guide.
They must not be relied upon as statements of fact. We have not
carried out a detailed survey, nor tested the services, heating
systems, appliances and specific fittings. Room sizes should not be
relied upon for carpets and furnishings. If there are points which
are of particular importance to you, please make contact prior to
viewing the property. To the best of our ability we try to
represent the property accurately and honestly. A purchaser
must make sure they are satisfied with the property before
agreeing to proceed.

A Property Information Questionnaire & Title Register are
available to prospective purchasers before committing to proceed
with a purchase. We are not legal experts, and you must seek
and be guided by your own legal advice. Talk to us if there are
any questions or concerns relating to the property.
COPYRIGHT © 2025 EXMOOR PROPERTY

Council Tax Band: F and A (North Devon Council)
Tenure: Freehold
Parking options: Driveway, Garage, Off Street
Garden details: Enclosed Garden, Front Garden, Private Garden, Rear Garden, Terrace
Electricity supply: Mains
Heating: Electric
Water supply: Private Spring
Sewerage: Septic Tank