Brayford, Barnstaple, Devon, EX32

For Sale ££2,400,000 Guide

Key Features

Superb private edge of Exmoor position enjoying wonderful views
Three separate and individual character residential dwellings
Excellent range of traditional and modern farm buildings (could suit conversion, subject to pp)
Productive pasture land contained within a ring fence
Parcels of attractive deciduous woodland and streams
In all about 245.58 Acres
Ideal for multi-generational living
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About This Property

An attractive Residential Livestock Holding providing three separate and individual residential dwellings
occupying an outstanding rural position enjoying superb views on the edge of the Exmoor National Park
In all about 245 Acres. (EPCs: E,F,F)

Muxworthy Farm was formerly part of the Acland Estate, a landed family which owned large swathes of land across Devon in the 17th and 18th centuries. Having been in the current Vendor’s family for almost 50 years this sale now represents a rare opportunity to acquire an exceptional Exmoor holding.
The farm is centered upon an attractive farmstead providing three separate and individual residential dwellings, together with a useful and adaptable range of both traditional and modern farm buildings. The farmstead is exceptionally well positioned within its own ring fenced block of productive agricultural land which has been utilised for a combination of livestock grazing and fodder production. The land is generally in excellent heart, well suited to a variety of agricultural, equestrian, sporting or other amenity uses. Muxworthy Farm extends in total to about 245.58 Acres (99.39 Ha) and is offered for sale as a whole.

Muxworthy Farm occupies an outstanding rural position overlooking a confluence of picturesque valleys and combes which run down from the south western edge of the Exmoor National Park. Situated at the end of a long council maintained no-through road, known as Muxworthy Lane, the property enjoys exceptional privacy with no immediate neighbours.
The sought after village of Brayford provides a thriving local community offering a primary school, village hall and High Bray Church. Public schooling is available at the renowned West Buckland School which lies about 7 miles to the south-west. Despite its rural position the property still enjoys easy access to the surrounding districts and further afield with the larger towns of South Molton and Barnstaple providing an extensive range of every day shopping, banking, recreational and educational facilities. From South Molton and Barnstaple the A361 North Devon link road provides easy access to the M5 motorway (Junction 27). There are nearby rail stations on the Barnstaple to Exeter (Tarka) line at Umberleigh and Portsmouth Arms. Mainline intercity rail links are available at Exeter and Tiverton Parkway, with international airports at Exeter and Bristol.
Muxworthy is surrounded by picturesque North Devon countryside providing a wealth of recreational activities including walking, horse riding, cycling, fishing on the rivers Bray, Mole and Taw, hunting, shooting and golf courses at Barnstaple, High Bullen and Tiverton. The Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline, whilst to the west are the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.

Muxworthy Farm represents a beautifully situated Residential/Livestock Holding, providing three attractive and individual residential dwellings, enjoying exceptional privacy set at the end of a long no-through road surrounded by its own productive pasture land in a picturesque part of the Exmoor National Park. The farm extends in total to about 245.58 Acres and is offered for sale as a whole and by private treaty.

Muxworthy Farmhouse
Muxworthy Farmhouse comprises a detached brick built dwelling dating from about 1900, which despite now requiring refurbishment and modernisation throughout, provides well-proportioned family accommodation set in large gardens and grounds, affording the potential to create a superb country residence enjoying an outstanding rural setting. The accommodation, which benefits from some double glazed replacement windows, comprises a kitchen/breakfast room, two large reception rooms, a traditional dairy and boot room, with four good sized bedrooms and a family bathroom on the first floor. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.The house is surrounded on three sides by mainly lawned garden areas with a large former garden now used as a home paddock adjoining to the western elevation. Situated immediately to the east of the farmhouse is a useful brick, stone and slate roofed range containing a former Log Store, further Store and Outside WC.

The Old Farmhouse
Situated to the north of the farmhouse, The Old Farmhouse is contained within a courtyard style arrangement of traditional stone and slate roofed buildings. As the name suggests, this dwelling is believed to have been the original farmhouse which was left unoccupied for a period of years when the later brick farmhouse was erected. In recent years the current vendors have reinstated and refurbished this building to now provide modern and contemporary living accommodation whilst retaining much of the charm and character of the original structure. The ground floor is entered via a flagstone floored cross-passage style hallway off which are situated the well-appointed farmhouse kitchen/dining room and a lovely large living room, both with wood burning stoves. A useful utility room adjoins to the front elevation. On the first floor, the large master bedroom has an attractive vaulted ceiling and a well-appointed en-suite shower room. The second bedroom also boasts an en-suite shower room, with a further third double bedroom and a family bathroom. The accommodation benefits from double glazing and oil-fired central heating. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.Adjoining the Old Farmhouse to the western elevation, understood to fall within the residential curtilage of the dwelling, is a traditional open fronted Log Store and a further adjoining stone and slate roofed Barn/Workshop, with a part cobbled and part brick floor. This range may afford potential for further enlargement of the accommodation or for conversion to other ancillary uses, subject to obtaining any appropriate planning and/or building regulation consents.

The Traditional Courtyard
At the eastern end of the Old Farmhouse a stone and slate roofedoutbuilding links to the remainder of the Traditional Courtyard range of farm buildings, with a step and door up into a large stone and GI roofed building containing a Hay Barn, Two Loose Boxes and an access passageway. This building in turn links to a traditional stone and slate roofed barn, currently used as a Farm Workshop, with a high vaulted ceiling and a loft over part. Further adjoining is a stone and slate roofed Feed Store, a Single Garage and lean-to Tack Room. Also situated around the courtyard is a small stone and GI roofed Pigs House.

Muxworthy Cottage
A track provides access to a charming detached two bedroomed property known as Muxworthy Cottage, enjoying a delightful private position with lovely southerly views over the adjoining land. The cottage is of traditional construction with accommodation providing an entrance porch, character living room with a large inglenook style fireplace, a kitchen and bathroom. On the first floor are two good sized bedrooms, both enjoying delightful views across the valley. The accommodation benefits from some electric heating and double glazing to the majority of window openings. For approximate room dimensions and layout please refer to the floor plan contained within these sale particulars.Adjoining the cottage to the western elevation is a Store Shed/Freezer Room containing the filtration system for the private water supply. The cottage is approached via a spur off Muxworthy Lane with a gated entrance leading into a private parking area with a Single Garage. Situated to the front and rear of the cottage are pretty lawned gardens, whilst also contained within the garden is a newly established orchard area with some raised vegetable beds and a poultry run.

The Farm Buildings
Muxworthy benefits from a useful range of adaptable traditional and modern farm buildings, offering the scope, subject to planning consent, for conversion to alternative uses, whilst also appealing to those prospective purchasers with livestock or horses.The farm buildings briefly comprise the following:-Seven bay Cattle/Fodder Shed, approx. 105 x 85 overall (32m x 25.9m). Adjoining to the front of this building is a large concrete Running Out Yard with a gated slurry ramp depositing into an earth banked Slurry Lagoon. A self emptying bulk feed bin on a concrete plinth is situated adjacent to the building.Five bay range of timber pole barns containing a Sheep Shed, approx. 73 x 42 (22.2m x 12.8m), with a further adjoining open fronted Implement Shed, approx. 73 x 14 (22.2m x 4.3m).Four bay steel framed and GI roofed Dutch Barn, approx. 60 x 24 (18.3m x 7.3m), with timber stock board walling. A concrete yard area situated adjacent to this building opens into the part earth banked and part sleeper walled and concrete floored Silage Clamp.Seven bay steel framed and fibre cement roofed Lambing Shed, approx. 120 x 54 overall (36.6m x 16.4m).Situated adjacent to the track that leads to Muxworthy Cottage is an L-shaped range of two attached stone buildings range forming a Traditional Cattle Yard, approx. 46 x 166" (14m x 5m) and approx. 4310" x 1610" (13.3m x 5.1m). A sheep handling area is situated to the rear of this range.Adjacent to Muxworthy Lane, on the approach to the farm, is a five bay timber pole Straw Shed, approx. 75 x 24 (22.8m x 7.3m), with an adjoining two bay lean-to Hay/Straw Store, approx. 27 x 14 (8.2m x 4.3m). Situated off lying from the main farmstead in field NG 4153 is a dilapidated four pole barn Field Shelter, approx. 58 x 14 (17.7m x 4.3m).

The Land
The farmstead is exceptionally well positioned within its ownattractive block of agricultural land which enjoys a principally south westerly aspect, divided into a number of manageable enclosures. Muxworthy is a productive grassland farm utilised for a combination of livestock grazing and fodder production, currently comprising beef suckler cattle and sheep enterprises. The land is bisected by pretty steep-sided valleys, known on Exmoor as combes, with local names such as Mel Combe, Foxhole Combe, Kedworthy Combe and Henthitchen Combe. These combes contain crystal clear streams which tumble down from the higher common, bordered by trees, copse and woodland. To the lower side of the farmstead the pasture slopes more steeply down to a larger tree-lined stream which forms the western boundary. The land is generally in excellent heart, well suited to a variety of agricultural, equestrian, sporting or other amenity uses.Muxworthy Farm extends in total to about 245.58 Acres and is offered for sale as a whole as shown shaded red on the enclosed identification plan.

General Remarks

Tenure and Possession
Freehold with vacant possession available upon completion.

Mains electricity. Private spring water supply. Drainage of dwellings to private systems.

These are believed to comprise local Council Tax on the houses, together with the usual service and environmental charges.

Fixtures and Fittings
All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale.

Basic Payment Scheme
The Vendors will be claiming and retaining the Basic Payment forthe 2019 scheme year. Basic Payment Scheme entitlements for the relevant area of land will be included in the sale and the Vendors agree to use their best endeavours to transfer the entitlements to the Purchaser subject to receiving written instructions. On request of this transfer the Purchaser will be responsible for the Vendors Agents reasonable costs incurred in completing the relevant transfer documents.

Rights of Way, Easements, Wayleaves, Etc.
The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.

Agri-Environment Schemes
The land was formerly entered into an Organic Entry Level plus Higher Level Stewardship Scheme agreement which expired on the 30th June 2019.

Sporting and Mineral Rights
The sporting and mineral rights across the holding, insofar as they are owned, will be included in the freehold sale.

Town and Country Planning
The current use of the farm buildings is agricultural although there may be scope for prospective purchasers to consider alternative uses within the farm buildings, subject to obtaining the necessary planning consent.

Live & Deadstock Sale
The Vendors reserve the right to hold a sale by auction on the premises of the live and dead farming stock prior to the date of completion.

Local Authority
Devon County Council, County Hall, Topsham Road, Exeter, Devon EX2 4QD. Tel: 0345 155 1015.Exmoor National Park Authority, Exmoor House, Dulverton, Somerset, TA22 9HL. Tel: 01398 323665.

Measurements and Other Information
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register.Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.Ref: STM190071
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Contact South Molton Residential Sales

23 Broad Street Devon South Molton EX36 3AQ

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Richard Webber Partner - Surveyor & Valuer Full Bio 01769 574500 07740 881180
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