Summary -
The Old Kennels,Boswell Farm Cottages,Sidmouth,EX10 0PP
EX10 0PP
5 bed 3 bath Detached
Income-producing rural retreat with development potential and sizeable acreage.
Proven holiday business: eight cottages, accommodates 41 guests, >£250,000 pa turnover
Approximately 44.1 acres: fishing lake, brook, pasture and large outbuildings
Main house newly renovated; retains period features and principal ensuite
Grade II Listed Bank Barn: significant restrictions on alterations
High flood risk across parts of the estate — mitigation may be required
Farm Business Tenancy in place on farmland — affects agricultural income
Very slow broadband speeds despite excellent mobile signal
EV charging, tennis court, hot tubs and ample off-street parking
Boswell Farm is a substantial country estate combining a newly renovated five-bedroom period house with a well-established holiday-cottage business. The main house retains strong historic character—mullioned stone windows, exposed beams and thatch—while recent works have updated living spaces for modern family comfort. The property sits within about 44.1 acres of pasture, formal garden, a fishing lake and outbuildings, offering immediate lifestyle and operational scope.
The eight self-catering cottages form a proven income stream, accommodating up to 41 guests and generating annual turnover in excess of £250,000. Accommodation is arranged around a listed 18th-century bank barn and a courtyard, with private outdoor spaces and two cottages benefiting from hot tubs. There is existing farm income from a Farm Business Tenancy and sizable barns that support vehicles, storage or further conversion subject to planning.
Important constraints are evident and should be factored into any purchase decision. The estate includes a Grade II Listed barn, which will restrict alterations and require listed-building consent for many works. The site sits in a high flooding-risk area, and broadband speeds are very slow—both relevant to holiday-let operations and wider connectivity. Council tax on the principal house is described as expensive. The farmland is let on a tenancy, so agricultural income continuity depends on that arrangement.
For an investor or buyer seeking a mixed-use rural estate, Boswell Farm offers an unusual combination of character house, income-producing cottages, large acreage and development potential (glamping, additional accommodation, farm buildings) subject to consents. Its AONB location, proximity to Sidmouth and strong bookings make it attractive, but buyers should budget for listed-building processes, flood mitigation and broadband improvements.
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