Berrydown, Combe Martin, Ilfracombe, Devon, EX34

Under Offer ££1,700,000 Guide

Key Features

Superb Holiday Letting Complex
Outstanding rural position
Close to the stunning North Devon coast
Five bedroom detached farmhouse
Nine well-appointed self-catering cottages
Heated indoor swimming pool and sauna
All-weather tennis court
Set in beautiful gardens and grounds extending
to about 7.26 Acres.
Arrange viewings & book a valuation online 24/7 at

About This Property

A superb Holiday Letting Complex enjoying an outstanding rural position close to the stunning North Devon coast, comprising a five bedroomed detached farmhouse, nine well appointed self-catering cottages, a heated indoor swimming pool with a sauna, and an all-weather tennis court, all set in beautiful gardens and grounds extending to about 7.26 Acres.

A superb holiday cottage complex lying close to the north coast and comprising a total of 10 properties affording prospective purchasers a rare ‘lifestyle’ opportunity to acquire an established and successful rural business with significant income generation potential set in over 7 acres of beautiful gardens and grounds. The main farmhouse, whilst is currently let for holidays, is unrestricted and would provide a spacious five bedroomed family home, with the benefit of a separate entrance drive and its own enclosed private gardens. An excellent range of converted traditional farm buildings and a former mill, provide nine attractive and well equipped self catering holiday cottages, the character mill building retaining its original water wheel and two pretty mill ponds. Leisure facilities include an indoor heated swimming pool complex with a sauna and changing facilities, an all-weather tennis court and a children’s play area, whilst the property is served by ample onsite parking with overflow provision. The quiet and peaceful rural setting affords a good degree of privacy and seclusion, with extensive gardens and grounds incorporating picnic and barbeque lawns, as well as delightful woodland walks and wildlife areas. A sheltered pasture paddock, currently designated as a dog walking area, may afford the opportunity to develop a glamping/camping/touring caravan site, subject to obtaining any necessary change of use planning consent. Wheel Farm Cottages extends in total to about 7.26 Acres.

Wheel Farm Cottages occupies an outstanding rural position, enjoying peace and tranquillity whilst lying only a short distance to the south of the pretty and popular coastal village of Combe Martin. The area boasts some of North Devon’s most spectacular scenery, lying close to the western fringe of the Exmoor National Park, with the dramatic coastline comprising rugged cliffs and secluded bays. Despite its enviable rural position the property is well situated for easy access to the surrounding districts and main routes of communication.
The popular village of Combe Martin reputably boasts the longest main street of any village in the country and provides a useful range of local services including a variety of shops, a primary school, post office, health centre, cafes, public houses, restaurants, a pretty sheltered harbour and sandy cove. The larger coastal town of Ilfracombe lies to the north west providing supermarkets, restaurant's and secondary schooling, whilst Barnstaple, the regional centre of North Devon, provides an extensive range of commercial, educational and recreational facilities. The independent school of West Buckland, near Barnstaple is about 15 miles away. From Barnstaple the A361 North Devon link road provides easy access to Tiverton and the M5 motorway (Junction 27). Main line rail services are available at Tiverton Parkway (London Paddington approx. 2 hours) with international airports at Exeter and Bristol. The nearby Exmoor National Park offers 267 square miles of beautiful protected landscape and is extremely popular with walkers, cyclists and horse riders, whilst the stunning North Devon coastline and South West Coastal Path provide uninterrupted cliff top and coastal walks in spectacular scenery. To the west are the surfing beaches of Saunton Sands and Croyde Bay, whilst the award winning and internationally renowned beaches of Putsborough and Woolacombe are only a 15-20 minute drive away. Other popular tourist attractions in the area include the quaint former fishing villages of Clovelly and Lynmouth, theme parks such as the Milky Way and Big Sheep, the Doone Valley, Dunster Castle, RHS Rosemoor and various National Trust properties.

The Holiday Letting Business
A successful self-catering holiday cottage complex, operated by the current vendors under their personal supervision and enjoying 12 month occupational status allowing the business to be open throughout the year. The farmhouse and holiday cottages are well equipped and offered for sale fully furnished. Originally established over 20 years ago the current vendors employ a specialist holiday letting agent to promote the cottages and manage the website. The website address is:- Currently operated as Wheel Farm Cottages Ltd., and registered for VAT, the business had a turnover of £211,597, excluding VAT and including the farmhouse, for the financial year ending 2021. Financial accounts can be made available to those seriously interested purchasers who have previously inspected the premises.

The Farmhouse
The farmhouse, which is not restricted to holiday letting, comprises an attractive detached two storey traditional dwelling affording spacious family accommodation. On the ground floor there is an entrance hall, a well appointed kitchen/dining room, large sitting room with a wood burning stove, utility room, shower room and former reception room, currently used as a downstairs bedroom. An office, utilised by the vendors, enjoys its own separate access although it may be possible to incorporate this part back into the main accommodation. On the first floor a landing leads to four good sized bedrooms (one en-suite) and a family bathroom. A separate driveway from the road may be used to serve the farmhouse, which also benefits from its own enclosed private lawned garden, with a patio area and garden shed.

The Holiday Cottages
The complex comprises a superb range of barn conversions providing a spacious 6-bedroom cottage, three 3-bedroomed cottages, two 2-bedroomed cottages, a 1-bedroomed cottage and two 1-bedroomed apartments. The cottages may be briefly described as follows:-The BarnThis is the largest of the cottages providing spacious, attached two storey accommodation comprising on the ground floor an open plan kitchen/dining room leading through into a large sitting room, with a downstairs shower room off. This cottage has two separate sets of stairs and two landings, each serving three bedrooms (a total of six) and a bathroom. The Barn sleeps 12/14 guests.LinhaySituated in the main courtyard, this is a single storey stone cottage with an open plan sitting/dining room, kitchen area, two bedrooms and a bathroom. This cottage sleeps 4 guests. DairyAlso situated in the main courtyard, this comprises a single storey stone cottage with an open plan sitting/dining room, kitchen area, two bedrooms and a bathroom. This cottage sleeps 4 guests. HayloftA charming two storey stone cottage comprising an open plan sitting/dining room with a wood burning stove, and kitchen area on the ground floor. A bedroom and bathroom are available on the first floor. Hayloft sleeps 2 guests. ByreAnother pretty two storey stone cottage overlooking the main courtyard, comprising an open plan sitting/dining room, with a wood burning stove, and kitchen area on the ground floor. A first floor landing leads to three bedrooms and a bathroom. The main bedroom has French doors and a pretty Juliet balcony enjoying views over glorious countryside. Byre sleeps 5 guests. ShippenEnjoying a tucked away position behind the main central courtyard, a two storey stone cottage comprising an open plan sitting/dining room with a wood burning stove and kitchen area on the ground floor. Three first floor bedrooms and a bathroom. Shippen sleeps 4 guests. Mill WheelA two storey ‘upside down’ stone cottage renovated from the old water mill to take full advantage of its countryside views, accessed from its own private enclosed garden via patio doors leading into an open plan sitting/dining room and kitchen area, with a wood burning stove and magnificent vaulted ceiling. Stairs lead down to a lower ground floor with a hallway and interconnecting door into Upper Mill. There are three bedrooms and a shower room on this floor. Mill Wheel sleeps 5 guests. Lower MillA ground floor apartment, overlooking the pond, gardens and countryside beyond, providing a hall, open plan sitting/dining room with a wood burning stove, and kitchen area. Bedroom and bathroom. Lower Mill sleeps 2 guests. Upper MillRenovated from the original farm water mill and enjoying superb views, a first floor apartment providing a landing, sitting/dining room with a wood burning stove, a kitchen area, bedroom and bathroom. Upper Mill sleeps 2 guests. For the accommodation layout of The Farmhouse and The Barn please refer to the attached floorplans. Floor plans for the other cottages are available upon request from the Agents.

The Leisure Facilities
The property benefits from an excellent range of facilities including a conveniently situated detached Pool Building entered via a tiled entrance lobby with a guest Laundry Room off. Ladies and gents changing rooms are provided with shower and WC facilities in each. The fully tiled and heated swimming pool, 29’9" x 14'8" (9.12m x 4.53m), has a depth ranging from 0.8m to 1.4m, with a patio door opening out onto a paved sitting out area. A four person Sauna is situated within the pool area. Situated next to the pool building is a level lawned Picnic/Barbeque Area, with a pretty summer house and picnic tables, enjoying views of the feature water wheel and the lower mill pond. This in turn opens to a large gently sloping amenity area, interspersed with trees and enjoying lovely countryside views. A Children's Play Area is situated at the top of the land. Also situated on the northern periphery of the site, a pathway and steps lead up to an all-weather Tennis Court, fully enclosed with chain link fencing and tarmac surface. The tennis court area may be ideal for marquee type events.

The property is approached over a private entrance drive, leading into a large gravelled guest car parking and turning area, with bin, recycling and log storage facilities. A further overflow car park is also available. Pretty paved and gravelled pathways lead from the parking area to the main courtyard and various cottages. Situated below Lower Mill is a Reception Area with a guest freezer, DVD library, tourist information, storage cupboards and kitchen area. Adjoining is a separate Linen Store, with a separate boiler. A separate driveway is available to the farmhouse, with a spur off leading to the land. From the overflow car park a gate leads into a pasture paddock, currently used as a Dog Walking Area., although this field may be well suited for use as a camping, glamping or touring caravan site, subject to obtaining any necessary planning consent. The well fenced upper and lower former Mill Ponds provide attractive features, with an abundance of wildlife. Wheel Farm Cottages extends in total to about 7.26 Acres.

Tenure and Possession
Freehold with vacant possession available upon completion.

Services & Outgoings
The property benefits from mains electricity and water supplies. The farmhouse benefits from mains drainage with the cottages served by a private treatment plant. Bulk LPG heating with the farmhouse and cottages each benefiting from their own boiler, with the exception of Upper Mill and Lower Mill which share a boiler.The current Rateable Value of the cottages is £24,250, resulting in Business Rates of approx. £12,100 as of April 2021. The farmhouse has a Rateable Value of £4,400. The Rateable Value figures have been obtained from the Valuation Office website and prospective purchasers are advised to make their enquiries of the Valuation Office regarding these figures. Small Business Rate Relief of 100% may be available for Rateable Values below £12,000. Wheel farmhouse local council tax - Band E.

Fixtures & Fittings
The farmhouse and holiday cottages will be sold with a trade inventory to include furnishings, equipment, fixtures and fittings within the property and used in relation to the business, excluding any personal items.

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.

Important Notice
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property.
Read More

Contact South Molton Residential Sales

23 Broad Street Devon South Molton EX36 3AQ

Meet your Agent

Richard Webber Partner - Surveyor & Valuer Full Bio 01769 574500 07740 881180
Are you sure you want to delete your account?
You have indicated you do not agree to our terms of use, do you wish to delete your account?
Why not sign up?

You will also be registered for the agent to contact you via other means you provide, with information relevant to your property search.

There was an error creating your account, please try again. If the problem persists, please contact us and we will investigate.
Password does not match
How would you like to be contacted?