Luton Barton House, Payhembury, Devon, EX14 3HZ

An Grade II Listed farmhouse set within superb established gardens Description Believed to have been constructed during the latter half of the 15th century, Luton Barton House began life as a traditional open Hall House, a rare survival from the earliest period of domestic architecture in the region.

Two smoke-blackened roof trusses remain as compelling evidence of its medieval origins, from a time when an open hearth formed the heart of the home.

Over the centuries, the house has been adapted and extended, with the insertion of fireplaces and upper floors thought to date from the late 16th or early 17th century.

The principal reception rooms are rich in period detail.

The sitting room is centred around an impressive inglenook fireplace with a substantial stone lintel, reputedly reclaimed from Dunkeswell Abbey, supported by Beerstone jambs.

The dining room is equally notable, featuring an exceptionally rare moulded cross-beam ceiling and a further inglenook fireplace with a chamfered bressummer beam.

Elsewhere within the house are the remains of a possible 17th-century bread oven, an Elizabethan window recess within the kitchen and exposed cruck framing to the first floor.

The property is constructed of traditional cob and rubble elevations, finished in lime render, which provides excellent thermal performance throughout the year.

The roof, thatch and structural timbers to the upper floors were comprehensively rebuilt approximately 35 years ago.

The thatched roof is protected by a Thatch Alert system incorporating heat sensors, automatic fire suppression within the loft space and a comprehensive fire and smoke detection network.

Gardens & Grounds The house is approached through wrought-iron entrance gates opening onto a gravelled driveway, bordered by areas of lawn and a number of mature trees.

The principal gardens lie to the rear of the property and extend to approximately 0.6 acre in total.

A right of way along a track to the side of the house provides access to a paved and brick courtyard, enclosed by double timber gates and offering generous parking.

Arranged around the courtyard are a log store, implement store and a well-equipped workshop, together with a greenhouse and seating area.

To the east of the house is a further lawned area with an orchard and several attractive specimen trees.

Beyond this lies a substantial detached studio building, an impressive and versatile space featuring a covered veranda, window shutters and a wood-burning stove, suitable for a variety of uses including studio, home office or leisure space.

Location Luton Barton House stands within the small and unspoilt hamlet of Luton, enjoying a peaceful rural position on the outskirts of the popular East Devon village of Payhembury.

The surrounding landscape is characterised by gently rolling countryside typical of the Blackdown Hills Area of Outstanding Natural Beauty, widely regarded as some of the county’s most attractive scenery.

Payhembury lies less than a mile away and offers a village shop, primary school, public house and an active community centred around its traditional green and historic parish church.

The nearby market town of Honiton, approximately 6 miles to the south-east, provides a broader range of amenities including independent retailers, supermarkets, leisure facilities and a mainline railway station with services to London Waterloo.

Exeter, Devon’s county town, is about 16 miles to the west and offers extensive shopping, cultural and educational facilities, together with M5 access and an international airport.

The area is well served by highly regarded schools, including The King’s School at Ottery St Mary and Colyton Grammar School.

The Jurassic Coast World Heritage Site is within easy reach at Lyme Bay, approximately 15 miles to the south. Directions ///building.outright.reverted Additional Info Mains water and electricity.

Photovoltaic panels providing a significant reduction in electricity costs. Private drainage via a modern treatment plant installed approximately five years ago. Oil-fired central heating.