• Beautifully restored, unlisted period farmhouse +
• Detached refurbished two-bedroom cottage +
• Set within approximately 3.7 acres of southwest-facing grounds +
• Exceptional elevated views +
• Private position surrounded by woodland +
• Fully insulated garden office with electricity and WIFI +
• c.5 miles to Exeter city centre +

Balls Farm offers a rare sense of peace and seclusion, while remaining just a short drive from Exeter. Set within approximately 3.7 acres of southwest-facing grounds, the property comprises a beautifully restored, unlisted period farmhouse alongside a detached cottage, all nestled into a secluded woodland clearing at the head of a valley.

The property comprises an 18th-century farmhouse and a separate former agricultural cottage, both orientated to take full advantage of the exceptional views. Both properties have been renovated to a high standard, combining period character with understated contemporary finishes. Features include painted beams, stone and timber flooring, and original fireplaces fitted with wood-burning stoves.

The farmhouse is oriented to the southwest, with open views across its gardens and surrounding countryside. The ground floor offers a central hallway with a drawing room and dining room on either side, each enjoying uninterrupted views. To the rear, an inviting open-plan kitchen and sitting area features large windows overlooking an expansive terrace-ideal for outdoor dining and entertaining. A study sits just off the kitchen, with an additional reception room and conservatory above, which can also serve as a guest bedroom complete with its own shower room. Upstairs, there are two generously sized double bedrooms sharing a well-appointed bathroom

The Bolthole
The cottage, known as The Bolthole, is fully self-contained and similarly appointed, offering a sitting room, kitchen/dining space, and two bedrooms. The cottage also has its own garden access and pathway leading to a parking area. It is well suited to guest use, multi-generational living or income potential subject to consents.

Approached via a long private driveway, the property is flanked by open land, including a paddock on one side. The farmhouse and cottage sit centrally within the grounds, which extend across both sides of the upper valley. Parking is available near the end of the drive, where there is also access to a garage, greenhouse and store. The grounds are a particular highlight, with lawns, terraces, and well-planted beds framed by mature trees and shrubs including rare tulip trees, magnolias and rhododendrons. A surrounding belt of woodland ensures exceptional privacy. Additional features include fruit cages and two timber summerhouses with one converted into a fully insulated garden office with electricity and internet access.