• Private rural setting within the South Hams, yet highly accessible +
• Impressive open-plan kitchen, living and dining space +
• Flexible layout – can be easily divided to create more intimate rooms +
• Extensive glazing throughout, maximising light and countryside views +
• Convenient annexe potential +
• Swimming pool foundations already in place (currently covered with artificial lawn) +
• Paddocks suitable for horses or livestock +
• Exceptional barn extending to approx. 8,600 sq ft +
• Highly efficient - EPC Rating 82 B +

INTRODUCTION Set within approximately **9.2 acres of private gardens, paddocks and a tranquil pond, **Little Larcombe Farm is an energy efficient architecturally designed, substantial stone-clad farmhouse that successfully blends the timeless character of a traditional Devon farmstead with a contemporary, industrial-inspired aesthetic. The main house offers five bedrooms and beautifully proportioned accommodation, flooded with natural light throughout. An abundance of thoughtfully placed windows and doors ensures that almost every room enjoys uninterrupted views across the surrounding grounds, creating a seamless connection between the interior spaces and the landscape beyond. The design is both striking and practical, offering versatility for modern living, with clear potential to create a self-contained annexe, making the property ideally suited to multi-generational living or extended family requirements. Complementing the main residence are substantial outbuildings extending to approximately 8,000 sq ft, offering exceptional scope for a variety of uses—whether extensive storage, workshops, business use (subject to consent), or conversion to an equestrian arena. The land itself is well balanced, with formal gardens giving way to open paddocks and water features, all set within a peaceful rural setting. Despite its idyllic position, Little Larcombe Farm remains highly accessible, offering convenient links to local towns, respected schools, and the wider South Hams area. This is a property that will appeal to discerning buyers seeking a rural retreat or immersive country lifestyle, without sacrificing connectivity or practicality. Above all, Little Larcombe Farm represents a lifestyle choice—one rooted in space, privacy, and the quiet luxury of Devon countryside living. The approach to the house is via a , providing an ideal space to remove outdoor clothing and footwear before entering the main accommodation. This leads into a  where a polished concrete floor, neutral palette and  immediately establish the home’s contemporary yet understated aesthetic. A staircase rises to the first floor, splitting to serve both wings of the house and reinforcing the balance of the internal layout. Thoughtfully positioned off the hall is a  alongside a ground-floor shower room—a highly functional arrangement, clearly designed with rural living in mind and ideal for returning from the land or outdoors. The heart of the home is an impressive , designed to offer flexibility and scale. While currently open, the space could be easily divided to create more intimate areas if desired. The principal living and dining area is a true statement room, featuring  opening directly onto the garden. From here, views are drawn along the terrace, across a gently sloping lawn and onward to open fields beyond, creating a strong visual connection to the surrounding landscape. Natural light is a defining feature throughout the house, with **windows and glazed doors carefully positioned in every room **to maximise daylight and frame views of the gardens and countryside. Beyond the main reception space lies an  leading to a  and a  With additional independent access and services on a  this wing has been intentionally designed to allow straightforward conversion into a  with the office readily adaptable as a living or kitchen space—ideal for multi-generational living or guest accommodation. The  combining form and function in equal measure. A large central island incorporates a deep stainless-steel sink, dishwasher and informal bar seating, complemented by extensive work surfaces that make the space particularly well suited to entertaining or family living. Further features include a  additional sink, space for a large fridge/freezer, and another  enhancing the flow between indoor and outdoor spaces. Upstairs, the , offering peaceful spaces to enjoy the views by day and atmospheric entertaining areas by evening. A  accentuates the sense of volume, while glazed openings provide access to a  on one side—linking to a bedroom and steps leading down to the garden—and a  on the other. The first floor accommodates  One benefits from an , while two enjoy Juliet balconies with far-reaching, open countryside views. The remaining bedrooms are served by a , appointed with a freestanding bath and waterfall tap, completing the accommodation with a sense of quiet luxury. Little Larcombe Farm truly , with a long, meandering driveway guiding you from the lane to its private, elevated position. From the outset, the  is immediately apparent. The grounds themselves are both generous and varied.  surround the house, with gently sloping areas leading to the , creating a sense of openness and continuity with the rural setting. The foundations for a  are already in place, presently covered with artificial lawn, providing a ready opportunity for someone to introduce a pool if desired.  runs throughout the property, complementing the sense of privacy and security. The  offer ample parking for numerous vehicles and provide direct access to the extensive agricultural barn. To the front of the property, a  which attracts a variety of wildlife, reinforcing the feeling of tranquillity and seclusion. The surrounding paddocks offer  making the estate highly versatile for a range of country pursuits. The barn itself is an impressive , with a roller door, underfloor heating, covered kennels, storage, car port, garage and workshop. Currently used for tractor storage, this versatile space could be , offering the potential to create a highly functional country facility. From every vantage point, the grounds convey a , ensuring that the property feels completely removed from the outside world, yet remains conveniently accessible. Little Larcombe Farm is not just a house—it is a , combining beauty, functionality, and space in equal measure. “We’ve always lived locally and absolutely love —the space, the fresh air, and the simple joys of being surrounded by nature. When we first saw this site, it was a car yard, but we could —not just for a house, but for a lifestyle we had always dreamed of. From the moment we bought it, we got stuck into , thinking about our love of cooking, working the land, and giving our little boy the freedom to grow up outdoors, running around in the fresh air with space to explore. Soon after, planning was approved and the build began in 2012. It’s hard to believe how much the place has . This house has been our sanctuary. Coming home after a long day—whether working in town or on the land—has always been a joy. We’ve hosted many social events with friends and family, enjoyed countless beautiful summer days, and snuggled up on cold winter nights. The , handling all our agricultural needs and giving us extra space to be creative with the land. Little Larcombe Farm has been so much more than a house—it’s been a home full of life, laughter, and memories. We hope whoever comes next will love it as much as we have.” Tenure – Freehold Local Authority – South Hams District Council Council Tax - TBC EPC Rating - B Mains Electric Private Drainage Private Water via Borehole Oil Central Heating via underfloor heating on ground floor and in bathrooms What3words - spoons.midfield.disputes