Roadwater, Watchet, Somerset, TA23

Sold £725,000

Key Features

5 Bedrooms
Entrance Porch
Entrance Hall
Sitting Room
L Shaed Kitchen/Dining Room
Kitchen Area
Dining Area
Ensuite Shower Room
Ensuite Shower Room 2

About This Property

An attractive residential holding, set within beautiful unspoilt countryside and available with further land to suit a purchasers requirements

Lower Hook Hill Farm is an attractive and productive residential holding set within beautiful and unspoilt countryside. The property has no near neighbours and is centred on a modern architecturally designed farmhouse, constructed subject to an agricultural occupancy condition and providing well appointed character accommodation that is both spacious and flexible. It is complimented by exceptionally productive pasture land which also affords considerable amenity, sporting and conservation appeal. The holding has formed the basis of a beef/sheep enterprise, although it is versatile and suited to a variety of alternative uses. The property extends to about 3.71 acres, although two further lots of land of 12.61 and 24.14 acres are available in addition.


The farmhouse was completed in 2002 and is constructed of modern cavity walled elevations; externally clad in stone with timber double glazed casements. Architecturally designed and constructed to a high specification, the property features a wealth of oak; much of which was sourced from the farms own woodland to include floorboards, doors, lintels, exposed beams and a bespoke staircase to the first floor. The accommodation is light, spacious and flexible with wheelchair access to the ground floor rooms and with a first floor Sitting/Landing area with adjoining balcony, from which magnificent views may be enjoyed across the property’s own land and that of the valley beyond. Benefitting from oil fired central heating throughout, the accommodation comprises:-

The Ground Floor:
Entrance Porch with brick pavier floor with half glazed front door and side panel to Entrance Hall with travertine stone tiled floor and fine oak staircase to the first floor.
Kitchen/Breakfast Room an attractive, light and spacious room enjoying a dual aspect with exposed ceiling beams. The Kitchen area benefits from a range of wood fronted base cupboard and drawer units with matching wall cupboards. Deep glazed sink with mixer tap and fireplace recess with exposed beam and inset oil-fired AGA for domestic hot water and cooking. Integral fridge, dishwasher, oven and hob. The adjoining breakfast area enjoys a dual aspect with stable door to the rear terrace.
Living Room a spacious room enjoying a dual aspect with French doors to the rear garden. Attractive feature stone fireplace with exposed beam and inset woodburning stove. Oak beams. Travertine stone tiled floor.
Dining Room with oak boarded floor. Door to:
Study/Bedroom 5 with oak boarded floor.
Bathroom with panelled bath, wash basin and low level WC. Part tiled walls.

The First Floor:
Galleried Landing with attractive Sitting/Landing area with glazed door to the adjoining balcony which overlooks the garden, land and valley beyond. Enclosed airing cupboard with hot water cylinder and immersion heater.
Bedroom 1 with oak boarded floor and en-suite Shower Room with shower cubicle, wash basin and low level WC.
Bedroom 2 with oak boarded floor and rear aspect with attractive views across the adjoining valley.
Family Bathroom with panelled bath with shower over, low level WC and wash basin.
Bedroom 3 with oak boarded floor and en-suite Shower Room with shower cubicle, wash basin and WC.
Bedroom 4 with oak boarded floor.

The property is approached over a hardened driveway which leads to a good sized turning and parking area. This is flanked by level lawned areas which continue to the rear of the property from which attractive views may be enjoyed across the adjoining valley. The lawns are interspersed with various ornamental trees and shrubs, with an attractive amenity pond which provides a diverse habitat for a wide variety of flora and fauna, frequently visited by newts, kingfishers, otters and an abundance of other wildlife. A grassed walkway provides access to the adjoining pasture land.

The adjoining pasture land is either level or gently undulating, enjoying good road frontage and access from the council lane and in part, deer fenced. It provides productive grazing which is suited to a wide range of livestock. In total extends to about 3.71 acres, as edged in red on the identification plan.

The property is of freehold tenure and with vacant possession available upon completion.

These are believed to comprise of local council tax in respect of Lot 1 (Band F), together with the usual service and environmental charges.

Mains electricity is connected to Lot 1with private water and drainage.

Exmoor National Park, Exmoor House, Dulverton, Somerset TA22 9HL Tel (01398 323665).

The farmhouse is subject to an agricultural occupancy condition with the wording as follows:
‘The occupancy of the dwelling shall be limited to a person solely or mainly working , or lastly working, in agriculture or forestry, or a widow or widower of such a person, and any resident dependents.’

Further information is available from the agents.

The farmland currently receives Basic Payment. It is not subject to any stewardship agreement at the present time, although given the topography and the diversity of the holding, coupled with its amenity appeal, it is considered highly likely that it would be suitable for inclusion within such a scheme. Interested parties are however, invited to make their own enquiries in this respect.

Viewing is strictly by prior confirmed appointment via the sole agents, Greenslade Taylor Hunt.

5 Fore Street, Tiverton, Devon EX16 6LN
Telephone: 01884 243000

The property is situated within the unspoilt and gently undulating countryside of West Somerset. Set just within the Exmoor National Park, the property occupies a private position adjacent to a ‘no through road’ which is shared by a handful of private residencies, farms and smallholdings. The popular village of Roadwater is the closest settlement, affording a good level of local amenities with its pub, shop and post office. More extensive facilities are available at the small town of Williton which lies to the north-east or alternatively, the favoured coastal resort of Minehead. To the south east lies Taunton, with a range of facilities befitting those of a county and regional centre, as well as providing mainline rail connections and access to the M5 (J25). In itself, the property occupies a position within the South West renowned for both the diversity of its countryside and, the many varied sporting and recreational facilities available either within the immediate locality or further afield.

Entrance Porch

Entrance Hall
tiled floor

Sitting Room
attractive fireplace with wood burner, French doors to garden
5.33m x 4.52m (17'6" x 14'10")

L Shaed Kitchen/Dining Room

4.52m x 4.00m (14'10" x 13'1")

Kitchen Area
with Belfast sink, range of work tops with cupboards and drawers under, wall cupboards, oil fired Aga for domestic hot water and cooking

Dining Area
door to entrance hall and door to garden, plumbing for washing machine
3.90m x 3.54m (12'10" x 11'7")


4.47m x 3.49m (14'8" x 11'5")

Ground Floor Bedroom/Reception Room

4.97m x 3.50m (16'4" x 11'6")

part tiled and with panelled bath, wash basin, low level WC

First Floor Spacious Landing
airing cupboard housing hot water cylinder and electric immersion heater, hatch to roof space, glazed door to balcony with views over the garden and the fields beyond
3.90m x 2.56m (12'10" x 8'5")

Bedroom 1

3.97m x 3.46m (13'0" x 11'4")

Ensuite Bedroom 2

5.34m x 4.52m (17'6" x 14'10")

Ensuite Shower Room
with glazed cubicle and shower, wash basin, low level WC

Bedroom 3

4.49m x 3.48m (14'9" x 11'5")

Ensuite Bedroom 4

3.87m x 2.48m (12'8" x 8'2")

Ensuite Shower Room 2
with glazed cubicle and shower, wash basin, low level WC

part tiled and with panelled bath, shower, low level WC, wash basin

The property is approached over a gravel driveway to a good sized car parking area and spacious gardens to the front and rear comprising various lawns with shrubs and partly bordered by a flowiing stream.

mains electricity, Private drainage and water by bore hole.

Read More

Contact Tiverton Estate Agents Sales

5 Fore Street Devon Tiverton EX16 6LN

Meet your Agent

A M Overhill Partner - Surveyor & Valuer Full Bio 01884 243000 07770 750469
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