Ellicombe SOMERSET

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  • Beautifully Situated With In All Approx. 16.7 Acres                                      
  • A Superb Residential and Private Equestrian Property
  • Character Grade II Listed Three Bedroom Period Farmhouse (Scope for  Extension STPC)
  • Extensive Outbuildings Inc. Seven Loose Boxes and Tack Room
  • Manege c. 60m x 20m, Paddocks, Woodland,
  • Superb Outriding on Exmoor and Views to the Sea

A very rare opportunity to acquire a lovely country property with land in an elevated location, having a characterful period, Grade ll listed house with scope for extension (STPC), coupled with excellent equestrian facilities and easy access to superb outriding on Exmoor.

There are modern and traditional stables, as well as a c.60m x 20m manege and a lovely traditional stone range which has scope for a variety of uses, subject to necessary planning permissions.

The property has been utilised by the vendors for private equestrian use for the past twenty years and there is also scope for livery use.

Rowe Farm lies just out of the historic medieval village of Dunster, famed for its castle and covered former yarn market and picturesque High Street with a variety of shops, doctors surgery, public houses, cafes etc.

It is within easy access of Dunster Station which runs steam and diesel trains on a leisure basis during the summer months and there is also lovely walking to enjoy both in the Exmoor National Park and along the beach frontages at both Dunster and Minehead.

Price Guide £785,000 Ref: JN5640

THE RESIDENCE

Offering a wealth of character and period features including an inglenook fireplace, exposed beams etc. The property unusually for a house of this age and character has generally good ceiling heights throughout, and also has oil-fired central heating. There is the following accommodation with approx. room sizes:

Ground Floor

Sitting Room 16’7 x 15’10 (about 5m x 4.8m) lovely inglenook fireplace with wood burning stove, concealed lighting, superb exposed ceiling timbers, front and rear windows with seats, part glazed door, radiator

Cloakroom 7’ x 5’8 (about 2.1m x 1.8m) radiator, window, wash hand basin, WC

Dining Room 12’8 x 12’ (about 3.9m x 3.6m) two windows with seats, fireplace, radiator

Kitchen / Breakfast Room 14’5 x 11’2 (about 4.4m x 3.4m) two front and one rear window, beech worksurfaces, double butler sink and drainer with mixer tap, radiator, tiled flooring, four ring electric hob with cooker below and extractor over, wall and base units painted in buttermilk, half glazed stable door to outside rear patio seating area that looks up the land to the garden and summerhouse, oil-fired Rayburn for warming and cooking, oil-fired boiler for hot water and central heating, radiator, plumbing for washing machine

From the Sitting Room winding stairs with attractive stone walling and a window lead to:

First Floor

Landing with built-in wardrobes and linen cupboards

Bathroom 11’9 x 6’8 (about 3.6m x 2.1m) two windows, bath in recess, double shower cubicle, wash hand basin, WC, extractor, loft access, built-in wardrobe/ store, radiator

Bedroom 13’ plus wardrobes x 11’6 (about 4m x 3.5m) extensive built-in wardrobes, window over-looking garden, radiator

Bedroom 12’8 x 9’5 (about 3.9m x 2.9m) window overlooking the yard to rear, radiator

Bedroom 12’8 x 12’8 (about 3.9m x 3.8m) window overlooking the garden, fields and on to Exmoor, window to yard, radiator, exposed beams

Price Guide £785,000Ref: JN5640

OUTSIDE, OUTBUILDINGS & LAND

The property is approached off the country lane via a private splayed entrance driveway with stone pillars, leading down past the side of the residence. This passes a good sized parking area to the front of the house, and on round and down to the rear yard, where there are parking and turning areas.

To the front of the house there are attractive lawned gardens with an open covered summerhouse / seating area, as well as steps leading down to a small patio.

Hidden around the corner there is an oil storage tank. Off the rear yard there are the following outbuildings with approx. sizes:

Hay Barn 28’ x 27’ (about 8.5m x 8.2m)

Two Loose Boxes each 15’ x 15’ (about 4.6m x 4.6m) one box is currently partitioned to provide a Feed Store Area

Attractive Traditional Stone Range incorporating:

Two Former Loose Boxes overall 18’ x 16’8 (about 5.5m x 5.1m) one utilised as a Rest Room with butler sink and cloakroom with WC and one utilised as an office with Mezzanine above

Open Barn Area 65’ x 16’5 int (about 19.9m x 5m) attractive brick flooring, two Mezzanine Areas above, the end section of this building is currently utilised as a large Feed and Store Room

On the opposite side of the yard there are Two Loose Boxes each 15’ x 15’ (about 4.6m x 4.6m) these adjoin a neighbouring properties barn. There is a run of Three Looseboxes 12’10 x 12’10 (about 3.9m x 3.9m) one currently utilised as a Tack Room, one as an open Rug Store and a Store Room 16’7 x 8’ (about 5m x 2.5m)

From the yard there is a walkway along giving access to the superb Manege c 60m x 20m with Equisand and rubber surface and post and rail surround.

THE LAND

The land lies in two main areas, there are two front fields, one immediately to the front of the house, with a gated access, which slopes quite gently up to a further field, which slopes steeply and from which there are the most superb views. Over the country lane lies then a block of approx. 9.5 acres of land, again with beautiful far reaching views to Dunster Castle and, on a clear day the sea.

We understand that this block has a water supply, and there is a small corral area off the lane for stock handling.

THE WOODLAND

The property also has a small area (approx. 2.75 acres) of mixed broadleaf woodland known as Penny Wood, which we understand is on a long-term leasehold with approx. 90 years remaining.

IN ALL APPROX. 16.7 ACRES

 (About 6.5 Hectares)

Price Guide £785,000Ref: JN5640