Summary - Western Farm, Harcombe, SIDMOUTH EX10 0PR
Grade II listed thatched farmhouse — specialist maintenance and restrictions apply
Over 3 acres: formal gardens, paddocks, stables and hay barn
Self-contained one-bedroom annexe — ideal for guests or ancillary income
Range of outbuildings: garages, store and modern unit for studio/office (consents may be needed)
High flood risk — seek detailed flood and insurance advice
Private water supply shared with other properties; septic tank (not tested)
Oil-fired central heating; EPC rating D and Council Tax band G (expensive)
Very slow standard broadband locally; Starlink in use by current owners
Set on more than three acres in Harcombe, this Grade II listed thatched farmhouse combines period character with flexible accommodation. The principal house offers multiple reception rooms, a country-style kitchen with inglenook, and a beautiful curved staircase. A self-contained one-bedroom annexe and a range of outbuildings provide scope for guests, home working or small-scale letting (subject to consents).
The grounds include formal south-facing gardens, expansive lawns and paddocks with stables, tack room and hay barn — appealing for buyers wanting space, privacy and potential equestrian use. The outbuilding range also includes garages, a large store and a modernised unit suitable as a studio or office (consents may be required for change of use).
Important practical points: the house is Grade II listed, which will restrict alterations and may complicate maintenance; the thatched roof and granite walls require specialist upkeep. Services are private: a shared private water supply, septic drainage (not tested) and oil-fired central heating. Flood risk is recorded as high for this location — buyers should obtain specific flood advice and insurance cost estimates.
Connectivity and running costs are mixed: standard broadband is slow locally, though the owners use Starlink; EPC D and Council Tax band G indicate above-average running costs. For families, hobby farmers or buyers seeking a characterful rural holding near Sidmouth, the property offers rare space and versatility, but it carries listed-status responsibilities and site-specific service and flood considerations.
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