Summary - LUTON BARTON HOUSE PAYHEMBURY HONITON EX14 3HZ
4 bed 2 bath Detached
Ancient charm with modern comforts and flexible outbuildings for family life.
Grade II Listed late‑Medieval thatched farmhouse with many rare period features
Meticulously renovated over 20 years; modern electrics and rebuilt thatch roof
About 0.6 acre gardens, orchard, gravel driveway and substantial parking
Huge detached studio/summerhouse, workshop, stores — flexible ancillary space
Photovoltaic panels halve electricity costs; oil central heating and modern treatment plant
Listing status restricts alterations; specialist maintenance and consent likely required
Slow fixed broadband despite excellent mobile signal; private drainage on site
Council Tax Band G — relatively high ongoing local charges
Luton Barton House is a rare Grade II Listed thatched farmhouse set in about 0.6 acre of established gardens and orchard, tucked into a tiny hamlet on the edge of the Blackdown Hills AONB. The house blends extensive medieval fabric and rare period features — cross‑beamed ceilings, exposed cruck timbers and large inglenook fireplaces — with considerate, modern refurbishment completed over the past 20 years. A very large detached studio with veranda, a workshop and several stores add flexible space for hobbies, offices or leisure use.
The house provides comfortable family living across substantial accommodation: four bedrooms, three reception rooms and two bathrooms within some 3,266 sq ft. Practical upgrades include double glazing to many windows, modernised electrics, a rebuilt thatch roof and sophisticated fire protection systems. Photovoltaic panels reduce electricity costs by roughly half and the property benefits from oil central heating and a modern private treatment plant for drainage.
Important matters to note: the Grade II listing will restrict alterations and may complicate future works; thatched roofs and cob/rubble walls require specialist maintenance. Broadband is reported as slow despite excellent mobile signal. Council Tax Band G means running costs are relatively high. Prospective buyers should satisfy themselves on listed‑building consent requirements, ongoing maintenance responsibilities and private drainage servicing.
Set between Payhembury and Broadhembury, the location offers quiet rural life with village amenities and primary schools close by, and Honiton, Exeter and mainline rail links within reasonable driving distance. For buyers seeking a highly characterful family home or a distinctive rural retreat with outbuildings and scope for creative use, Luton Barton House presents a compelling, well‑preserved example of Devon’s vernacular architecture.
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