Stoke Rivers, Barnstaple, EX32

An attractive and well-equipped Agricultural/Residential Smallholding occupying an outstanding rural position.
In all about 15.72 Acres.

Lane End Farm comprises a most attractive and versatile agricultural smallholding occupying an outstanding rural position with no immediate neighbours. The holding, which has been utilised for the breeding and rearing of livestock, is centred upon a deceptively spacious detached modern farmhouse, completed to a high standard in 2020 subject to an agricultural occupancy condition, providing well-proportioned and beautifully presented three bedroomed family accommodation. Approached over a private entrance track, the holding benefits from an extensive range of adaptable modern farm buildings with the farmstead well positioned within its own excellent block of level and very gently sloping productive pasture which may be well suited to a variety of agricultural and smallholder uses. In total, Lane End Farm extends to about 15.72 Acres (6.36 Ha).

THE FARMHOUSE
This comprises a modern detached dwelling of attractive brick and rendered elevations beneath a tiled roof. The accommodation, which has been finished to a high standard, is entered via a lovely recently added boot room, which is mainly glazed. From here a door leads through into the utility room, which provides an excellent range of fitted cupboards, with a slate work surface underset with a Belfast sink and plumbing for a washing machine. A useful downstairs WC is situated off the utility. The beautifully appointed kitchen contains an extensive range of quality fitted base cupboard and drawer units with matching wall cupboards, a built-in larder cupboard with double doors, and an underset ceramic double bowl sink with a mixer tap and slate drainer. Modern appliances include an upright unit with a built in oven and grill, an inset hob with extractor hood over and an integral dishwasher. Breakfast bar with solid timber work surface and cupboards under. The kitchen opens to a lovely large dining/living room providing a light and airy family space with bi-folding patio doors leading out to the rear, ceiling down lighters, and an oak staircase rising to the first floor. A brick recess with a beam over contains a solid fuel Rayburn Royal stove. The sitting room also boasts double glazed patio doors leading out to the rear and contains a brick fireplace style recess with a beam over, inset with a wood burning stove. The first floor provides three good sized bedrooms, all enjoying double aspects and fine countryside views, with the main bedroom providing an en-suite shower and walk-in dressing room. There is a further large and extremely well-appointed family bathroom providing both bath and shower facilities.

THE FARM BUILDINGS
The property boasts an adaptable range of modern farm buildings which have in the past been utilised for the housing, feeding and rearing of livestock.

THE LAND
The land associated with Lane End Farm surrounds the house and buildings comprising a level and gently sloping productive pasture which is in excellent heart and conveniently divided into three well fenced enclosures, ideally suited to mowing and livestock grazing. The property extends in total to about 15.72 Acres as shown shaded red on the attached identification plan.

Occupying a tucked away and yet readily accessible rural position, Lane End Farm lies within the attractive and gently undulating band of countryside to the west of the Exmoor National Park, enjoying an elevated setting with superb views over the surrounding North Devon countryside. The nearby favoured villages of Stoke Rivers and Bratton Fleming afford thriving local communities, with a primary school, village store, post office and parish church at the latter.
Despite its peaceful setting the property still enjoys easy access to the surrounding districts and further afield with the larger towns of Barnstaple and South Molton providing an extensive range of everyday shopping, banking, recreational and educational facilities. From both of these towns the A361 North Devon link road provides easy access to Tiverton and the M5 motorway (Junction 27). Mainline intercity rail links are available at Tiverton Parkway (London, Paddington approx. 2 hours) with international airports at Exeter and Bristol.

Directions
The property is located on the periphery of Stoke Rivers. The nearest postcode is EX32 7LE although please refer to What3words.

For the exact location of the entrance to the front door download the What3 words app and enter: ///teacher.awaiting.heartburn

The property is approached from the council road initially over a shared track known as Birch Lane, from which a gated private entrance provides access to the farmhouse and the farm buildings.
A level gravelled area with a retaining wall to the rear of the house provides space for a patio, beyond which is a large raised lawn.