Description
Higher West Coombe is a traditional Dartmoor smallholding of great practicality and charm close to open moorland. The farm comprises a detached granite Grade II listed 3 / 4 bedroom house offered in excellent internal condition, several useful outbuildings of granite and more modern construction including a detached granite barn with planning permission to convert to one bedroom ancillary accommodation. The land extends to approximately 42 acres of varied land with the majority laid to permanent pasture with a small amount of rough woodland and is bisected by a moorland stream that feeds two wildlife ponds at the lower end of the property.

Accommodation
The barn style front door opens into the Porch/Boot Room housing the oil-fired boiler with further access into the L-shaped Kitchen/Diner offering a range of bespoke oak units with granite work surfaces, Belfast sink and appliances including electric Aga and slimline dishwasher. This leads through to the attractive and bright semi open plan Living and Dining Room with a granite surround Inglenook fireplace housing the woodburner, modern and traditional timber beams and further character features with steps up to the Dining Room with further ceiling timbers and shelving. A concealed staircase rises to the first floor and a timber door opens into the Office/Bedroom 4 with potential for a number of uses and also offering ceiling timbers.

The first floor landing is split level with further character beams and attractive oak and stone features. The main bedroom benefits from some exposed historic beams and feels particularly bright despite some reduced headheight and is to the far gable end overlooking the yard, garden and some surrounding land. Bedroom Two has double folding oak doors allowing it to be opened to the landing if required and also has access to some loft storage. Bedroom Three overlooks the front garden. There is also a family bathroom with good sized Airing Cupboard.

Outside
From the lane the gate leads to the driveway leading past the lower field and into the main concreted yard adjacent to the house with outbuildings to three aspects. A public footpath runs through the yard and bisects the land, forming part of the Mariners Way.

Modern Clearspan Barn
58’11 x 29’1 (17.71m x 8.87m). Timber framed with part concrete block, part timber clad walls and concrete flooring. With timber pens and gates outside, ideally suited to its current use as a covered livestock yard or as housing for stabling.

Attached Lean-To
58’11 x 14’7 (17.71m x 4.45m) Ideal for fodder storage or vehicles.

Detached Granite Barn/Store
28’11 x 16’0 (8.81m x 4.88m). Reroofed in 2009 it currently has planning permission to be converted into a two storey one bedroom dwelling to be used for ancillary use only.

Granite Barn
20’11 x 17’7 (6.38m x 5.36m) Attached to the neighbours barn comprising the other part of the building. Openings to front and rear.

Open Fronted Log Store
28’0 x 11’3 (8.53m x 3.43m)

Attached Store/Kennel
11’10 x 8’7 (3.61m x 2.62m)

There is a small ornamental garden with stone walling to the front of the house with path leading to the rear stepped garden with greenhouse and leading through to the small orchard including apple, pear and damsons.

The land extends to approx 42 acres, 40 acres of which are permanent pasture well laid out with access to the farmstead and further areas of amenity land. Fields are sloping closest to the open moor and flatter towards the valley bottom with good separation with some water troughs (part stream and spring fed). The current owners have 125 sheep on the land comprising 75 ewes and 50 lambs. An attractive feature is the good sized pond in the lower field alongside the stream.

Services & Additional Information
Mains electricity to both the house and some outbuildings.
Private spring fed water supply.
Private drainage for the house with separate Septic Tank already in place for the potential Barn conversion.
Oil fired Central Heating. Hot water by Electric Immersion but vendor says can be connected to boiler.
Commoners grazing rights of 20 Cattle or 100 Sheep.
Registered with the Rural Payments Agency and Environmental Stewardship Scheme.
Council Tax Band D (Teignbridge District Council)
Energy Performance Certificate – F32
Broadband Speed up to 40 Mbps via Airband (Source Vendor) or 2 Mbps via standard service (Source Ofcom)

Directions
From the A30 at Whiddon Down proceed south on the A382 until reaching Moretonhampstead. At the central crossroads turn right on the B3212 towards Princetown. After approx 3 miles pass Bovey Castle on the left and turn left at Watching Place Cross signposted Manaton. After approx 1 mile turn right signposted Coombe and Hookner. Proceed straight on ignoring any turn and after approx half a mile of narrow lane the entrance to Higher West Coombe will be found on the right hand side.