Patchacott Farm [LOT 1], Patchacott, Beaworthy, EX21 5AR

Lot 1 - Coloured pink on the plan The farmhouse, range of modern farm buildings, two traditional barns with potential and some 61.87 acres (25.02 hectares).

Set in in the heart of the hamlet and just off the parish road, Patchacott farmhouse is a substantial and traditionally built four bedroom Devon longhouse which is currently divided in two, providing a one bedroom self contained annexe, alongside the larger three bedroom main accommodation.

This versatile accommodation could easily be amalgamated and used as a single dwelling or used for dual family occupation.

Tastefully decorated throughout, yet retaining many period features, the property benefits from being double glazed and has oil fired central heating.

The Farmhouse Annexe Accessed via patio doors on the west elevation, which lead in turn to a cozy Sitting Room and from here the Hallway has a front entrance door leading to a sun terrace, door to kitchen and stairs leading to the first floor.

Fitted with an attractive range of navy blue units with work surfaces over, the dual aspect Kitchen/Dining Room has an eye level double electric oven, separate induction hob with extractor hood over, integral fridge/freezer, dishwasher and space for washing machine.

From the hallway, stairs rise to the Landing, and from here is a dual aspect double Bedroom, and family Bathroom with bath, WC, large shower enclosure and wash basin.

The Farmhouse With its own door on the eastern elevation, which leads directly to Kitchen/Dining Room. Fitted with a range of units with worktops over, sink and drainer.

Space for free-standing electric oven and dishwasher.

The Inner Lobby has stairs to first floor, door to the sitting room, Utility Room with work surfaces and sink, and from here is a door to the Boiler Room with pedestrian access door to the rear patio.

Sitting Room with inglenook fireplace and wood burner. Second staircase to first floor Landing and three Bedrooms and Bathroom with bath, WC and wash basin.

The farmhouse is approached from the parish road which leads to a tarmac drive and on to a concreted yard area with a second entrance point.

The Gardens sit to the higher side of the entrance drive and where there is a level lawned area, small orchard and vegetable garden.

There is also an enclosed walled garden and sun terrace to the front of the property and a gravelled patio area, and greenhouse to the rear.

The Farm Buildings Conveniently set a short distance from the farmhouse, the buildings are set around ample concreted aprons and yards, in two principal yards and comprise a mixture of mainly modern cattle housing, fodder storage, workshop and two traditional barns.

Lower Yard machinery shed/garage - 47'9" x 39'5" (14.55m x 12.01m) Concrete stanchions and timber trusses with part concrete and corrugated sheet walling.

Concrete floor with light and power connected.

Traditional barn & shippon - 80'1" x 41'10" (24.4m x 12.75m) L-shaped and constructed of a mixture of stone, cob and concrete block under a mix of slate and corrugated sheet roofing.

Adjoining at rear traditional barn - 24'1" x 16'10" - (7.34m x 5.13m) Stone under a slate roof.

Note: Both of the traditional barns have potential for conversion, subject to gaining the necessary planning consent.

Some preparatory work with a planning consultant has been undertaken on the above buildings and this will be shared with potential purchasers on request.

Higher Yard covered yard - 58'7" x 35'5" (17.86m x 10.8m) Steel frame, timber cladding under a corrugated sheet roof. Open fronted with feed barriers to front.

Adjoining cubicle building - 58'7" x 24'9" (17.86m x 7.54m) Concrete block with central scrape passage and old style cubicles to either side.

Adjoining covered yard - 56' x 31'11" (17.07m x 9.73m) Steel frame, part concrete walls with timber cladding over. Feed barriers to front.

To the rear of here is a bale store and machinery pad, together with a slurry/dung store.

The Land Lot 1 extends to some 61.87 acres (25.02 hectares) in all with just over 3 acres around the farmstead, and the remainder being located less than 1⁄4 mile to the north-east and along the parish road, which also allows good access.

The principal block of land comprises a run of gently sloping productive pasture fields including just under 6 acres of woodland and scrub, plus a stream on its eastern boundary.

Well fenced natural hedge banks form the boundaries and there a fantastic far reaching views to Exmoor and beyond.

Further Land available as follows; Lot 2 - Coloured blue on the plan Approximately 33.11 acres of land plus a range of modern farm buildings.

Set a short distance south of Lot 1, is a small range of modern cattle housing and fodder storage, set on a level site with three access points.

They comprise; covered bale store - 64'4" x 42'10" (19.6m x 13.06m) Open fronted. Steel frame with timber cladding, and a profile sheet roof.

Cubicle shed - 60'5" x 54'7" (18.42m x 16.64m) Open fronted. Steel frame, part concrete block walls with space boarding over, and a profile sheet roof. Feed barriers with concrete apron to front.

Covered yard - 100'9" x 35'8" (30.7m x 10.87m) Open fronted. Steel frame with timber dung boarding, space board over and a profile sheet roof. Feed barriers to front with concrete apron.

The whole extends to some 33.11 acres (13.42 hectares) in all and comprises an excellent block of permanent pasture which is level and gently sloping and divided into useful sized enclosures.

Access is from the adjoining parish road, plus a short track (right of way).

Lot 3 - Coloured green on the plan Land at Broadbury extending to some 48.66 acres (19.71 hectares) Comprising a super block of level pasture land is divided into good sized enclosures with well fenced natural hedge bank boundaries.

It has been predominantly been used for forage conservation.

The land is only a stones throw from the A3079 main road and benefits from parish and main road frontage and access together, plus an adjoining green lane on its south-eastern boundary, which allows limited access.

There are fantastic far reaching views across the surrounding countryside to Dartmoor and beyond. Services Lot 1 - Farmhouse and annexe = Mains water, mains electricity and private foul drainage.

Farm buildings = Mains water (same meter) and separate mains electricity meter. Lot 2 - Farm buildings = Separate electricity meter.

Mains water is currently connected to via Lot 1 and this will be disconnected if Lot 2 is purchased separately.

We understand mains water may be close and prospective purchasers must make their own enquiries as to connection and cost of same. Lot 3 - The land has its own mains water supply.

Other Information Tenure: The farm is freehold with vacant possession upon completion.

Farm Plan: The farm plan is based on ordnance survey extracts, and the areas are not guaranteed and purchasers must satisfy themselves as to their accuracy.

Easements, Wayleaves, Rights of Way: The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

Boundaries: Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Should any dispute arise as the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendors agent whose decision acting as experts shall be final.

Nitrate Vulnerable Zone (nvz): The farm is not in a Nitrate Vulnerable Zone. Stewardship Scheme: The land is subject to a Mid Tier Country Stewardship Scheme which ceases 31.12.27.

Full details are available from the selling agents. Photographs: Taken August 2025. Local Authorities: West Devon Borough Council, Tavistock. Council Tax: Band D.

Energy Performance Certificates: Energy rating D (66). Directions Postcode: EX21 5AR. Please see location below (note this plan is not to scale and for identification purposes only).

Disclaimer Kivells, their clients and any joint agents give notice that they are not authorised to make or give representations or warranties in relation to the property.

No responsibility is accepted for any statement within these particulars, which do not form part of any offer or contract. Areas, measurements and boundaries are approximate.

Text, photographs, CGI’s and plans are for guidance only. It should not be assumed the property has all necessary planning or building consents, and Kivells have not tested any services or equipment.

The property is sold subject to all matters in the Property and Charges Register, including rights of way and easements. Purchasers are deemed to know all boundaries.

Nothing herein constitutes financial advice; seek your own. Use of Mortgage Genies sw Ltd. Will result in a £250 + VAT referral fee to Kivells. Kivells retains copyright to all particulars and media.