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£465,000 Guide price

4 bedroom barn conversion for sale

Lower Loxhore, Barnstaple, Devon, EX31

£465,000 Guide price

4 bedroom barn conversion for sale

Lower Loxhore, Barnstaple, Devon, EX31



Property features

  • Arrange viewings & book a valuation online 24/7 at
  • To edge of village
  • Unspoilt Grade II Listed Detached Farmhouse
  • Requiring updating and refurbishment
  • Barn with planning permission for conversion to 2 bed home
  • Former Granary could suit conversion sub to p.p.
  • Cobbled Courtyard
  • Pasture Paddock
  • In all about 1.95 Acres

Property description

An attractive and charmingly unspoilt Grade II listed farmhouse enjoying an outstanding edge of village position, together with a large stone barn with consent to create a separate residential dwelling, further adaptable traditional outbuildings and pasture land. In all about 1.95 Acres.

Bales Farm has been in the ownership of the current vendors family for almost 100 years, centred upon an attractive traditional farmhouse believed to date from the 17th century, although with possibly earlier origins. The farmhouse, which comprises mainly stone elevations beneath a slate roof, is listed Grade II and despite now requiring refurbishment and updating, the potential undoubtedly exists to create a most attractive family residence occupying an outstanding position on the edge of this pretty and sought after village.
The accommodation comprises an entrance hall with an original flagstone floor and an interesting inner hall off. A door leads into a lovely large sitting room with a window seat, former fireplace recess and enclosed stairs rising to the first floor. Beyond the sitting room is a secondary kitchen containing a range of fitted base cupboard and drawer units with work surfaces over and a stainless steel single drainer sink. A door leads to the outside rear. From the inner hall a door leads into the dining room containing a fireplace recess inset with a multi-fuel stove. Doors from both the main entrance hall and dining room lead through into the kitchen/breakfast room, which enjoys a double aspect and contains a large fireplace with an original bread oven. A recess to the side of the fireplace contains a base cupboard and sink unit, with a further small range of fitted base and wall cupboards. A walk-in larder cupboard and downstairs shower room are situated off the kitchen. On the first floor a main landing provides access to four good sized double bedrooms and a family bathroom.

Bales Farm enjoys a delightful position on the edge of the pretty hamlet of Lower Loxhore, within a small collection of traditional houses and barn conversions accessed over the quiet country road known as Longpot Lane. The parish of Loxhore provides a thriving community with an abundance of local activities and vibrant village life. The nearby larger village of Bratton Fleming offers pre and primary schooling, a post office facility, village shop and sports and social club.
Barnstaple provides an extensive range of commercial, recreational and educational facilities, befitting those of an important regional centre and including both local and national high street shops, banks, restaurants, public houses, a leisure centre, cinema and theatre. From Barnstaple Station the picturesque Tarka line runs to Exeter St David's with further connecting mainline services to London, whilst Exeter Central station provides easy access to the excellent shopping facilities the city has to offer. The Tarka Trail forms part of the national cycle network and an excellent bus service operates from Barnstaple to the surrounding towns and villages.
The A361 North Devon link road provides easy access to South Molton, Tiverton and the M5 motorway (J27). Mainline intercity rail links are available at Tiverton Parkway (London Paddington approx. 2 hours) with international airports at Exeter and Bristol.
The property is surrounded by picturesque North Devon countryside which provides a wealth of outdoor activities including walking, horse riding, cycling, sea, coarse and game fishing, and golf courses at Portmore, Saunton and Westward Ho!. To the east the Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths, whilst the stunning North Devon coast is easily accessible, with popular sandy beaches at Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

To the front of the farmhouse is a charming cottage style walled garden with a gate and path leading from the road, flanked with flower beds and lawn. The larger main garden lies to the side of the farmhouse, laid mainly to lawn with some flower and shrub borders. A stone and slate roofed traditional Privy is situated on the edge of the garden. An opening leads though into a pretty enclosed cobbled courtyard situated immediately to the rear of the farmhouse.
Adjacent to the courtyard is an attractive stone and slate roofed two storey building known as The Granary and containing on the ground floor an original dairy with windows to the side elevations, slate cold shelves, a large stone sink and brick flooring. Accessed from a separate side door is a feed store. From the courtyard external stone steps lead up to the first floor of the granary, which is a lovely large open space with windows to the side elevations. The Granary may offer the scope, subject to the appropriate planning consent, for conversion to an annexe, holiday cottage, office, studio or other ancillary uses.
Note: The first floor of The Granary is hazardous and, for their own safety, prospective purchasers are requested not to enter this part.
Adjoining the granary and also situated within the courtyard is an outside WC. From the courtyard a pedestrian gate leads into a further enclosed lawned garden area with cobbled and gravelled pathways out into which the door from the secondary kitchen opens.
The Threshing Barn
Situated immediately to the west of the farmhouse, this substantial stone and slate roofed traditional barn obtained planning consent on the 1st April 2019 (App. No: 66178) and Listed Building consent (App. No: 66179) for conversion to a separate residential dwelling. The building offers the potential to create a highly individual and architecturally interesting two bedroomed family home, comprising the following accommodation:-
Living Room opening through to a Dining Room, a Kitchen with a vaulted ceiling, a Utility Room, Cloakroom and Bedroom, with a Bedroom and Bathroom on the first floor.
For the proposed accommodation layout please refer to the attached proposed floorplan.
The Farm Buildings & Land
Situated opposite the farmhouse and traditional barn is a former orchard currently maintained as a large lawned garden with a set-back post and railed parking area adjacent to the entrance. The mobile home situated in the former orchard has been used in the past to accommodate occasional visiting family and friends, although no formal planning permission has been obtained for its siting there is understood to have been a caravan/mobile home on the site for over 42 years. The mobile home will be included in the freehold sale.
A gate out from the main garden leads into an adjoining pasture paddock, which contains a lean-to traditional Piggery, approx. 12m x 2.80m overall, part formerly used as stables. The land comprises a sloping productive pasture contained within hedged and fenced boundaries, sloping down to a small stream in the far north east corner. The land may be well suited to variety of agricultural, equestrian or other amenity uses. In total Bales Farm extends to about 1.95 Acres.

Services & Outgoings Mains electricity. Private spring water supply. Drainage to a private system. North Devon Council Tax, together with the usual service and environmental charges.

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Floor plans

Call 01769 307973


Property reference STM180240. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Greenslade Taylor Hunt - South Molton. Please contact the selling agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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