Summary - Higher Rookabear, Lydacott EX31 3QQ
7 bed 5 bath Detached
Income-producing rural complex with substantial barns and views.
4-bedroom Grade II listed farmhouse with strong period features
An exceptional rural opportunity close to Barnstaple, offering a well-presented Grade II listed 4-bedroom farmhouse alongside a high-spec 3-bedroom holiday barn and extensive outbuildings. The Old Granary already produces a healthy short‑let income under the existing planning consent, and the Milking Parlour has protected consent for conversion to a two‑bed holiday unit, so immediate revenue and further letting potential exist. The estate sits at the end of a no‑through country lane with far‑reaching countryside, estuary and Exmoor views across about 4.7 acres.
The property is well suited to an investor or multi‑generation family seeking an income-producing rural base with scope to expand: modern Atcost-style barns (over 11,000 sq ft of outbuildings) offer varied possibilities such as extra holiday units, equestrian use, events or storage, subject to planning. The farmhouse contains notable period features — exposed beams, inglenook fireplaces and an ornate early English plaster over mantle — that deliver strong character but also impose conservation constraints.
Buyers should note practical drawbacks plainly. The main house is Grade II listed, which will complicate alterations and maintenance. The estate has an EPC band F, oil‑fired heating, and stone walls likely without insulation — meaning higher running costs and potential retrofit work. Broadband speeds and mobile signal are limited in this location. Some barns will require investment or planning for alternative uses.
Overall this is a large, flexible property with real income and development upside for a buyer who understands listed‑building responsibilities, rural servicing limitations, and the need for targeted investment to realise full potential.
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