5 Bed Detached House, Refurb/BRRR, Crediton, EX17 4SR £2,950,000

LOT 1:
THE FARMHOUSES
West Burrow Farmhouse:
A detached 5-bedroom farmhouse (subject to AOC) constructed in the 1980s, offering spacious family accommodation. Positioned west of the main farmyard, the house includes extensive private gardens, ample parking, and an attached store housing the borehole filtration system. On the ground floor the entrance hall provides access to a large Kitchen/Dining Room, and separate Sitting Room, along with a rear Utility area, with Shower Room and store. On the first floor are 5no. good-sized bedrooms, a Bathroom and a further Shower Room. The property would now benefit from a degree of modernisation and refurbishment in parts.

Archstone:
An attractive and well-appointed 4-bedroom stone built traditional barn conversion (subject to AOC), converted in the 1990s. The property offers extensive living accommodation, including a stunning Kitchen/Dining/Family Room created from the former roundhouse, a characterful Sitting Room with inglenook fireplace, Farm Office, Utility Rooms and WC. On the first floor are 4no. good-sized Bedrooms, and a Family Bathroom complete with “Jack and Jill” connecting door to the master bedroom. Archstone is well-suited to serve as either the principal dwelling or for multi-generational occupation. The property would now benefit form some modernisation and refurbishment in parts.

FARM BUILDINGS AT WEST BURROW FARM
These comprise a principally modern, purpose-built dairy facility centred around a 40-point Waikato Rotary Parlour (installed in 2020), and extensive cubicle and youngstock housing:

Building 1: Part stone, timber and GI roofed range comprising a former workshop (approx. 7.6m x 5.2m), two youngstock houses (approx. 7.8m x 5.2m), and an adjoining block GI generator shed (approx. 3.6m x 3.5m) with timber doors.

Building 2: Traditional stone and slate roofed former shippon (approx. 18.3m x 4.3m) with partial loft, now dilapidated. Rear adjoining stone and GI store sheds.

Building 3: 11-bay steel framed building (approx. 50.3m x 17.8m) containing the 40-point Waikato rotary parlour and repurposed silage clamps for youngstock housing.

Building 4: 4-bay steel framed collecting/handling yard (approx. 21.2m x 11.1m) with adjoining block range (approx. 10.8m x 4.4m) housing milk reception equipment and farm office.
External 25,000-litre bulk tank.

Building 5: 12-bay steel framed cubicle shed with lean-to (approx. 57.7m x 27.2m) plus 7-bay lean-to (approx. 33.4m x 7.3m), totalling 306 raised bed cubicles and five auto-scraping passages.

Building 6: 12-bay steel framed covered feeding yard (approx. 49m x 16.9m) with two banks of feeders.

Building 7: 9-bay steel framed covered slurry lagoon (approx. 39m x 25.4m).

Building 8: 6-bay steel framed covered yard (approx. 27.4m x 20.6m).

Building 9: 5-bay open-sided covered yard/machinery or fodder barn (approx. 30.5m x 29.8m).

Building 10: Two timber and profile steel roofed stables are situated in the field south of Archstone.

Building 11: Four concrete built silage bunkers:
Approx. 36.5m x 8m
Approx. 32m x 8.1m
Approx. 27.4m x 8.2m
Approx. 27.4m x 13.4m

LAND WITHIN LOT 1
Extending in total to approximately 218.67 Acres (88.49 Ha), the land contained within Lot 1 comprises a contiguous block of predominantly productive pasture land (divided into three parts by the quiet council lanes), from which excellent access may be enjoyed. Divided into convenient sized field enclosures with mature natural hedgerows providing good shelter, the land is primarily level or gently undulating.

LOT 2:
FARM BUILDINGS AT BLAGROVE FARM EXTENDING TO ABOUT 3.08 ACRES
These comprise a modern range of former dairying buildings, now in need of refurbishment, but affording tremendous opportunities for either continued agricultural uses, or potential redevelopment to alternative uses (subject to obtaining suitable planning permission/s):

Building 12: 5-bay steel framed silage barn (approx. 24.1m x 10m) with RSJ and sleeper walls.

Building 13: Adjoining steel framed lean-to cattle shed (approx. 24.2m x 7.1m) with feed barrier and overhang.

Building 14: 7-bay former cubicle/livestock shed (approx. 31.9m x 25.4m) with central feed passage.

Building 15: Block former parlour (approx. 16.5m x 7m) with fibre cement roof.

Building 16: Steel framed cubicle shed (approx. 22.8m x 7.1m) with lean-to (approx. 22.8m x 6.5m), both with raised beds.

Building 17: Adjoining covered feeding yard (approx. 22.8m x 14.1m) with central feed passage.

Building 18: 4-bay cubicle shed (approx. 18.1m x 13.4m) with raised beds and two scraping passages.

Building 19: Former herringbone parlour (approx. 7.5m x 4.8m) and adjoining tank room (approx. 4.8m x 4.8m).

Building 20: Dilapidated block, timber and GI roofed building (approx. 4.8m x 4.7m).

Building 21: 3-bay silage barn (approx. 14.8m x 14.1m) with sleeper walls and concrete floor.

Building 22: ‘Howard’ above-ground circular slurry store.

Building 23: 3-bay covered yard (approx. 17.8m x 14.3m), steel framed with fibre cement roof.

Building 24: Adjoining 3-bay covered yard (approx. 14.3m x 9m), steel framed with fibre cement roof.

LOT 3:
PASTURE AND WOODLAND EXTENDING TO ABOUT 67.31 ACRES
Lying immediately to the east of Lot 1, on the opposite side of the quiet council lane, this comprises a large block of gently undulating and productive pasture land, with a small parcel of mixed deciduous woodland on the north eastern periphery. This land is bordered to the east by a small watercourse known as the Adworthy Brook. The land has been mainly extensively farmed in recent years.

LOT 4:
PASTURE/ROUGH GRAZING LAND EXTENDING TO ABOUT 25.18 ACRES
A useful sized block of level and gently sloping traditional pasture benefiting from right of way access off the B3137 South Molton to Witheridge road. Divided into three convenient fields, this land has been extensively managed in recent years with few artificial inputs, currently affording amenity and conservation appeal. Alternatively, subject to improvement works, there may be potential to significantly enhance the land and bring it back into full agricultural production. A small tree-lined stream runs along the northern boundary.

LOT 5:
PASTURE/ROUGH GRAZING LAND EXTENDING TO ABOUT 10.14 ACRES
An attractive block of traditional pasture and amenity land lying adjacent to the B3137 with track access. This land is primarily gently sloping and contains a small area of copse, with the Adworthy Brook running along part of the south eastern boundary.

LOT 6:
AMENITY LAND EXTENDING TO ABOUT 2.17 ACRES
Situated immediately opposite Lot 5, this comprises a small parcel of overgrown amenity land which has remained untouched for a number of years, now affording an excellent wildlife habitat for those purchasers with conservation interests, whilst also affording potential for improvement and the creation of a small pasture paddock.

METHOD OF SALE AND LOTTING
Offered for sale as a whole or in up to six lots, as detailed within these sale particulars. In the event of the property being sold in lots adequate provision may need to be made for appropriate easements and rights for services. Additional information on the livestock and machinery is available from the selling agents.

SERVICES & OUTGOINGS
We understand that West Burrow Farmstead benefits from private water via 3no. boreholes, together with a back-up mains water supply. Blagrove Farm buildings have a borehole water supply.
Mains electricity to both West Burrow and Blagrove farmsteads.
Independent private drainage systems serving West Burrow Farmhouse and Archstone (these are assumed to be non-compliant with the current General Binding Rules).

Council Tax: Mid Devon District Council. Archstone - Band D
West Burrow Farmhouse - Band D.

ADDITIONAL INFORMATION
Broadband: FTTP - Super fast broadband is available - highest available download speed 76 Mbps, highest available upload speed 15 Mbps. (Based on Openreach data).

Mobile Coverage: Available via EE, O2, THREE and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider (based on Ofcom data).

Flooding: The property is in an area at a VERY LOW RISK from surface water and River/Sea flooding (defined as the chance of flooding each year as less than 0.1%) (Gov UK data).

Rights of Way, Easements, Wayleaves, etc: A public footpath crosses the westernmost block of Lot 1, running from the public highway westwards. The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.
Sporting and Mineral Rights: It is understood that these are in hand and will be included with the freehold.

Basic Payment Scheme: The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.

Town & Country Planning: West Burrow farmhouse and Archstone are both subject to agricultural occupancy conditions.
The current use of the farm buildings is agricultural and some buildings may therefore meet the criteria for prior approval under Class Q of the Town & Country Planning (General Permitted Development) Order 2015, although prospective purchasers should make their own enquiries.

Agri-environment Schemes and Designations: The land is not currently subject to any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.

TB status: The holding is currently under TB restriction (April 2025). Next test due Sept 2025.

IMPORTANT NOTICE AND HEALTH & SAFETY POLICY
All persons wishing to view the property do so entirely at their own risk. Neither the Vendors or their Agents will be held liable for any damage or injury that may occur when interested parties are visiting the property. A farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing stock. All persons viewing the property are asked to observe the country code and close all gates.

Greenslade Taylor Hunt, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.

4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.

v.3.1 - Ref. TIV250184 - date produced 27/08/2025.

SITUATION
West Burrow and Blagrove Farms are situated in a highly accessible yet peaceful rural position close to the village of East Worlington, in the heart of Devon farming country. The holding lies within a well-regarded agricultural area, characterised by productive pastureland, gently undulating topography, and a long-established farming community.

Positioned approximately 11 miles west of Crediton, the farm benefits from excellent local infrastructure, with the nearby A377 providing straightforward access to the regional transport network. The market towns of Tiverton, South Molton, and Crediton all offer agricultural suppliers, and a full range of services catering to the rural and farming economy.

The A361 North Devon Link Road is within easy reach, providing access to the M5 motorway at Junction 27, while Tiverton Parkway railway station offers regular mainline services to London Paddington—making the location practical for both business operations and haulage.
The region supports a wide range of farming enterprises including livestock, dairying, arable and mixed units. The area is also well served by agricultural contractors, merchants, and professional services, including the highly regarded Sedgemoor Auction Centre, and further markets at Exeter and South Molton, all within manageable driving distance.

In summary, the holding occupies a strategic and desirable location for commercial agricultural use, offering the rare combination of rural seclusion, operational efficiency, and access to key farming infrastructure across the South West.