East Woodlands, Barnstaple, EX31 3PP

** open house - Saturday 20th June 12pm-2pm - By Appointment Only** A Grade II listed Devon farmhouse perched in an elevated rural position with southerly views across open North Devon countryside, around 1 acre of grounds and a garden with the feel of a miniature rhs Rosemoor.

Full of warmth, modern convenience and proper old-house character, it offers stone walls, timber panelling, flagstone floors, an inglenook fireplace, original bread oven and creamery, wood burners, a bespoke farmhouse kitchen and three reception rooms that feel both cosy and spacious.

Inside, the farmhouse opens through an ornate pitched entrance porch with stained glass, leading into a hallway with original wood panelled walls, part of which are Grade II listed.

There are two reception rooms to the front of the house, both full of period atmosphere. They both offer fireplaces with wood burners, exposed stone walls, and beautiful views across the front garden.

From here, the house flows into the dining room, where the impressive inglenook fireplace, wood burner and original bread oven give the room exactly the sort of depth and presence you hope to find in a farmhouse of this age.

The bespoke kitchen continues the story. Charming, practical and properly farmhouse in feel, with flagstone slate flooring, bespoke wooden units, slate worktops and a Rangemaster Induction oven.

This is not a showroom kitchen dropped into an old house. It feels like it belongs.

A useful utility room sits beyond, with modern units, tiled floor, sink, space for appliances, WC and direct access out to the garden and driveway.

A perfect ‘boot room’ after time in the garden or long walks with the dogs.

Upstairs, there are three double bedrooms and a study or fourth bedroom, all enjoying countryside views and views towards Exmoor.

The two bedrooms to the front both have ensuite shower rooms, and views down the garden, making the house particularly comfortable for visiting family, older children or guests.

A family bathroom serves the remaining bedrooms.

To the rear of the farmhouse is a private gravelled driveway with extensive parking, a stone outbuilding with tiled roof, garaging/storage and a woodstore.

A further front lawned garden leads to an additional concrete parking area accessed via double gates from the lane.

There is also a private lane which continues past the house to a large yard area, which is included in the sale.

The gardens at East Woodlands are south facing, beautifully established and wonderfully layered, with pathways, planted borders, quiet seating areas, productive spaces for fruit and vegetables, a pond and waterfall, wildlife and structure.

The stunning green oak garden/studio room with a Millboard balcony, is a genuine delight with views over the water, gardens and surrounding countryside.

More like a small, personal version of rhs Rosemoor — intimate, thoughtful and full of little vistas. Somewhere to wander with secateurs in hand. Somewhere to sit in the morning sun.

Somewhere to grow raspberries, blackcurrants, blueberries and loganberries. Somewhere to hear water moving, birds working through the hedges, and the low background hush of the countryside.

Perhaps even a glimpse of the resident Hare.

Out and about East Woodlands Farmhouse enjoys a peaceful rural setting, with just a few likeminded neighbours close by, yet sits within easy reach of Newton Tracey, Lovacott, Barnstaple, Bideford and Great Torrington.

Newton Tracey, around 1.7 miles away, offers a public house/restaurant and bus services close by, while the well-regarded village primary school at Lovacott lies about a mile to the west.

Barnstaple provides the main regional shopping, business and leisure facilities, while Bideford and Great Torrington offer further amenities, schooling and local services.

The coast, beaches, golf courses, theatres, Tarka Trail, countryside walks and North Devon’s many outdoor pursuits are all within easy reach.

Finer details - A four bedroom detached farmhouse - Grade II listed with approx.

1 acre of grounds - Three reception rooms, Kitchen and Utility - Three double bedrooms and two en-suites - Family bathroom and study - Superb rhs Rosemoor style gardens - Off road parking, and garage - Private lane and yard included in the sale - Mains water and electricity.

Private drainage, oil-fired central heating. - Construction - A mixture of stone and cob under a slate roof.

- According to Ofcom, Ultrafast broadband is available at the property and mobile signal is likely with EE, Vodaphone, O2 and Three.

- Council Tax Band E Viewings strictly by appointment with Nic Chbat of Match Property Estate agents - part of the Match Property Group.

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