Kings Nympton

Farm House: 15 beds

Guide Price £950,000

Agent Details

Geoffrey Clapp Associates

Tel: 01769 572121

15 bedroom Farm House For Sale in Kings Nympton

Key Features

  • Listed Grade II Farmhouse offering 3 bedrooms. Adjoining 2 bedroom self-contained annex.
  • Four holiday cottages, rated 4* converted from a traditional stone barn
  • Splendid open countryside views towards Dartmoor
  • A range of traditional and modern buildings
  • Potential to create further accommodation and facilities (STPP)
  • Pasture, woodland copse and duck pond.
  • All in all, about 18 acres.


A beautifully located Grade II Listed Farmhouse offering income potential with four holiday cottages, outbuildings set in a courtyard setting, with approximately 18 acres of permanent pasture and a woodland copse.


LOCATION Venn Farm is set in a tranquil and private location commanding splendid open countryside views towards Dartmoor and the Mole Valley.
The property is situated approximately 1.5 miles from the popular village of Kings Nympton. The village offers an award winning pub- The Grove Inn, primary school and church. The Kings Nympton railway station is located on the picturesque Tarka Line and offers a direct line to either Barnstaple or Exeter.
Local amenities can be found in the small town of Chulmleigh, about 5 miles to the south, with its range of independent stores along with primary and secondary education and health facilities. The market town of South Molton offers more extensive facilities and is well renowned for its twice-weekly pannier market.
The North Devon coast lies within easy reach and the nationally acclaimed surfing beaches of Croyde Bay, Saunton Sands, Putsborough and Woolacombe, as well as sailing and water sports. The Exmoor National Park, with its spectacular scenery, provides a wealth of riding, walking and sporting opportunities. The North Devon Link Road (A361), which falls within a short distance of South Molton, which provides direct access to the M5 motorway as well as Barnstaple. Tiverton Parkway provides a regular main line service to London Paddington in just over two hours.


DESCRIPTION Venn Farm is a Grade II listed farmhouse dating back to the c.1525 and is nestled into the side of the valley whilst offering wonderful views. The property provides an opportunity for anyone wishing to run a self-catering business with the benefit of a small holding.
The main farmhouse has many exposed beams and one of its true delights is the oak screen panelling in the hallway and the large stone open fireplace in the sitting room. The accommodation in total is 5 bedrooms which is split with three bedrooms in the main farmhouse with two further bedrooms in Pond Cottage. The cottage also has its own separate kitchen and sitting room, ideal for dual occupancy or income potential.
The four cottages, which were converted from a traditional stone barn in 1989 are rated 4* by Visit Britain. The cottages take full advantage of the stunning views and are located across the courtyard from the farmhouse.
There are number of further traditional and modern outbuildings, offering much potential either for providing further facilities for the holiday complex or could be easily adapted for a wide range of uses. In particular is the large modern covered yard, which is currently offered as an undercover play area but potentially could accommodate a swimming pool or tennis court. It would also lend its self for equestrian purposes. A further range of smaller traditional outbuildings located within the courtyard setting could be developed further to provide further accommodation (STPP).
The business enjoys a high level of repeat bookings and is very family orientated, with the current vendors providing the opportunity for visiting guests to become involved with the feeding and care of the animals.

ACCOMMODATION The farmhouse is approached via a wrought metal gate to a paved terrace surrounded by a stone wall.
Entrance porch: windows at either side of the porch and quarry tiled floor.
Entrance hall: with quarry tiled floor, window overlooking the courtyard. Oak screen panelling, exposed beams and period oak door frame leading to Pond Cottage. Old pine staircase to the first floor, with an under stairs storage cupboard.
Sitting room: Steps leading into the room. Dual aspect. Large inglenook brick fireplace with oak lintel above and curved brick and slate hearth, inset woodburner. Exposed beams and deep window sills.
Dining/Breakfast room: with quarry tile floor, exposed beams, oil fired Rayburn set in an old fireplace with exposed stonework. Alcove with fitted shelving. Doors to the Boot room and Utility room. Archway leading to the
Kitchen: dual aspect, with quarry tile floor, fitted kitchen units with stainless steel sink, plumbing for washing machine and space for fridge freezer and range cooker. Door to the rear garden and cloak room
Utility room: Steps leading from the kitchen. Slate flooring on the split level. Plumbing for washing machine and vent for tumble dryer. Door to the outside.
Boot room: Concrete floor. Accessed from the terrace with door to the kitchen.

First floor
Split level landing with door connecting to Pond Cottage.
Bedroom 1: A double room with wooden floor. Wash hand basin and vanity unit. Views across the courtyard.
Separate WC:
Bathroom: with bath with tiled surround. Shower cubicle, pedestal handbasin, heated towel rail and large airing cupboard with hot water cylinder and fitted shelving.
Bedroom 2: A double room. Views across the courtyard.
Bedroom 3: A double room. Views across the courtyard and Dartmoor.
Pond Cottage:
Entrance Porch/ Conservatory leading into Entrance Hall with stairs to the first floor.
Sitting room: with stone fireplace. Views across the land and beyond.
Kitchen: recently refitted. Vinyl floor. Range of kitchen units with wood effect work tops, integral fridge/ freezer, Zanussi electric oven, Schott induction hobb (with tiled splashback) and stainless steel extractor fan. Storage cupboard with window.
Bathroom: Tiled floor, bath with electric Triton shower unit over, pedestal handbasin, WC and heated towel rail.
First floor
Landing with window and wooden window seat.
Bedroom 1: Views across the rear garden.
Bedroom 2: Built in wardrobe. Countryside views. Connecting door to the main farmhouse.

THE HOLIDAY COTTAGES The cottages were converted in 1989 and offer comfortable accommodation. The cottages are rated 4* by Visit Britain reflecting their cleanliness, level of comfort and equipment they offer. The cottages are located within the courtyard setting and take advantage of the wonderful views. The area in front of the cottages is laid to lawn; at the rear the cottages are provided with a terrace with picnic tables and colourful borders planted with mature shrubs and perennials. The cottages are double glazed and a serviced by electric heating.
Goose: (sleeps 6) with an open plan first floor, twin bedroom and en-suite WC on the ground floor; double bedroom, twin bedroom and bathroom on the first floor.
Buzzard: (sleeps 4) with open first floor on the first floor; double bedroom, twin bedroom and bathroom on the first floor.
Owl: (sleeps 5) with open plan first floor; double bedroom, twin bedroom, single bedroom and bathroom on the first floor.
Pheasant: (sleeps) 4 with open plan first floor, double bedroom, twin bedroom and bathroom on the first floor.

OUTSIDE The property is approached over a privately owned hardcore lane. A driveway leads off from the lane to serve the main farmhouse and Pond Cottage. The lane then provides access to the cottages, outbuildings and the land.
The farmhouse and cottage benefit from a private garden with a small adjoining productive Orchard. The garden is mainly laid to lawn with a small vegetable garden and fruit canes. At end of the driveway is a carport which could be used to serve with the farmhouse or cottage.
The cottages look out across the lawn courtyard at the front with their own terrace at the rear. From the courtyard small animal enclosures can be accessed which lead to one of the pasture fields and duck pond.
Across the lane is ample parking for visiting guests and a children's play area along with the modern covered yard.

OUTBUILDINGS Adjoining the farmhouse is a single storey outbuilding (24x 16'6) divided into three pens and a feed store with electricity connected. This building could have potential to be incorporated into the main farmhouse (STPP). Across the courtyard is a general purpose barn (48' x18 widening to 32') and is currently used for the housing of livestock. Adjoining this is a traditional stone barn (25' x 9') and is divided into two parts with a central manger and loft over.
Timber and galvanised implement shed (37'x 20'3'' and 37 x 30) with electricity connected; 3 bay pole barn (45' x 20'). Across the lane is a large concrete yard with Hill steel-frame covered yard (92' x 78') with electricity and water and providing many opportunities. The yard is currently used for storage as well as an undercover games area for the cottages. The yard is adjoined by a storage yard and lambing shed, respectively. The yard could easily be adapted for many uses to include equestrian or facilities for the holiday cottages. Across the yard is the former diary which is currently used as a laundry room for the business and equipment store.

THE LAND The two pasture paddocks lie to the west and south west of the farm house and are gentle sloping in nature to a woodland copse which follows the stream which borders the two parcels. The pasture is bordered by a mature hedge land boundary and is fenced. 

THE BUSINESS Venn Farm has been run as a self-contained holiday business by the current vendors for the past four years. They have gained a well-known reputation on providing excellent accommodation and a high end of hospitality; the business has gained goodwill and repeat business especially with the cottages being aimed at families.
Please note that the current vendors have run the business as a hobby and have chosen not to let the cottages all year round, therefore there is scope for any new vendor to expand the business. The current vendors will include the website and furniture which is used for the business.
Accounts can be made available to bona-fida purchasers having viewed the property.


LOCAL AUTHORITY North Devon District Council 

COUNCIL TAX Venn Farmhouse - E
Pond Cottage- A
The business is subject to Small Business Relief (SBR) and pay £801.52 per annum.  

SERVICES oil fired Rayburn which provides hot water. Immersion heater. Pond Cottage- Electric heaters and immersion.
Holiday Cottages- electric heating
Mains water and private drainage



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