Summary - Higher Ley North Molton, South Molton EX36 3JS
6 bed 5 bath Equestrian Facility
Substantial 15th‑century farmhouse with annexe, large barn and 22.8 acres—ideal smallholding or equestrian base.
Approximately 22.8 acres of paddocks, meadow and grazing land
Extensive outbuildings ~5,500 sq ft; large barn and separate stables
60m x 30m sand school and kennels—ready for equestrian use
Character farmhouse with exposed beams, original floors, 5 beds
Detached one‑bed annexe offering separate living or rental potential
Private water and drainage; oil heating plus wood burners/room heaters
Older stone construction likely uninsulated; some outbuildings need repair
Annexe income/ barn conversion subject to consents; council tax above average
Higher Ley is a substantial, characterful farmhouse set in approximately 22.8 acres of paddocks, meadows and productive outbuildings on the edge of Exmoor National Park. The main house dates from the 15th century and retains exposed beams, original floors and large inglenook fireplaces; comfortable family accommodation is arranged over two floors with a 27ft sitting room and five first‑floor bedrooms. A detached one‑bedroom annexe provides flexible multi‑generational space or rental potential (subject to consents).
The property is well equipped for equestrian use: a very large barn with stabling, a separate stables block, kennels, stores and a 60m x 30m sand school, together with more than 5,500 sq ft of outbuildings in total. The central paved courtyard gives excellent vehicle and horse access, and extensive fenced paddocks and grazing sit immediately beyond the gardens. Planning permission exists for creating ground‑floor dependent accommodation and a first‑floor office in the barn (Planning Ref: 50319).
Practical aspects are straightforward but mixed. Services include mains electricity, private water and private drainage (stated compliant) with oil central heating noted; the principal house uses wood burning stoves and room heaters. The property’s traditional granite walls are likely uninsulated; some outbuildings have corrugated roofs and will need ongoing maintenance. Council Tax banding is above average and the annexe and barn improvements may require further consents.
This is a rare opportunity for buyers seeking an established smallholding or equestrian base with immediate usable land and large covered buildings. It will suit buyers who value character and space and who are prepared for a property of historic construction that will require careful maintenance and sensible upgrading to modern standards.
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