Summary - MANOR FARM COMBPYNE AXMINSTER EX13 8SX
3 bed 2 bath House
Characterful country home with large gardens and conversion potential.
- Grade II listed medieval farmhouse with extensive original features
- Three double bedrooms and two bathrooms, about 1,361 sq ft
- Sympathetically renovated: new heating, rewiring, drainage, restored windows
- Very large private gardens with orchard, pond, stream and summer house
- Half ownership of adjacent two-storey stone barn, conversion potential
- Protected lesser horseshoe bats occupy attic; mitigation measures required
- Listed status restricts alterations and may increase consent costs
- Very slow broadband; plentiful roadside parking only, no private garage
Manor Farm is a rare Grade II listed farmhouse in the heart of Combpyne, sympathetically renovated to retain strong historic character while providing comfortable modern living. Thick exposed stone walls, flagstone floors, inglenook fireplaces and window seats combine with a vaulted kitchen, underfloor heating and a new central heating system to create a warm, atmospheric home. The property extends to about 1,361 sq ft with three double bedrooms and two bathrooms, arranged over multiple levels that follow the building’s medieval plan.
The plot is a standout feature: very large private gardens with orchard fruit trees, a pond and stream, newly landscaped terraces and a pergola. Ancillary space includes half ownership of an adjoining two-storey Grade II barn suitable for storage and with potential for conversion subject to listed-building consent. Practical improvements include a new private drainage system, rewiring, restored windows (many with secondary glazing), a new external oil-fired boiler and an EV charging point at the barn.
Important considerations: listed status will restrict what you can alter and will cause additional consent requirements and costs. Two thirds of the attic is used by a protected lesser horseshoe bat maternity colony; those bats are registered with Natural England and associated protective measures must be maintained. Broadband speeds are very slow, and parking is roadside rather than private garaging. These factors suit buyers who value character, seclusion and a landscaped plot, and who accept the responsibilities of owning a historic rural home.
This property will appeal to buyers seeking a unique period home with generous grounds in a peaceful hamlet — particularly downsizers or purchasers wanting countryside lifestyle and scope to adapt outbuildings with appropriate consents. Viewings are recommended to appreciate the interior character and the size of the garden.
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