A small Estate centred around a magnificent and recently restored Edwardian Manor house with landscaped grounds. In addition, a 2-bed self-contained cottage plus adjoining outbuildings. In all, 78.91 acres including lawned gardens, home fields, woodland and a lake.

A small rural Estate centred around a magnificent and recently restored Edwardian Manor house. An elegant, 6-bedroom Edwardian Manor house, set within some 6.5 acres of landscaped grounds including lawned gardens, rhododendron borders, and mature orchard, all enjoying privacy and protection.

The property provides in addition, a 2-bedroom self-contained cottage with adjoining games room, workshop, gym and heated swimming pool.

Formal walled gardens, kitchen garden, and terraces with wood-fired oven and built-in BBQ, all ideal for outside living.

There are some 14.5 acres of homefields laid to pasture divided by a sweeping access drive and approximately 58 acres of attractive amenity woodland with a stream fed lake and pond.

In all, about 78.91 acres.

Available as a whole by private treaty.


Location
Kings Warren lies within its own grounds, set well-back from the adjoining main road. The property enjoys a peaceful and secluded setting yet lies only some 5 miles to the north of Barnstaple and within easy reach of the north Devon coastline.

Barnstaple is the regional retail and commercial centre, offering an extensive range of social, scholastic and shopping services including the well-known Barnstaple Pannier Market which was recently voted as one of the top 10 food markets in Britain. The dramatic and much loved north Devon coastline lies some 9 miles to the north and some 12.5 miles to the west, providing a wide range of sporting and leisure opportunities including the south west coast path and the outstanding beaches of Woolacombe, Putsborough, Croyde and Saunton Sands, renowned for their surfing.

Kings Warren also lies on the edge of the Exmoor National Park which offers unlimited walking and riding and is home to some of the finest shoots in the south west including Castle Hill, consistently rated as one of the best in the UK. Other sporting facilities in the area include the historic rural north Devon golf club at Bideford, two championship golf courses at Saunton and the 200-year-old north Devon cricket club in Instow.

Communication links to the property are excellent being conveniently positioned for easy access to the north Devon link road which links to the M5 motorway at Tiverton as well as the A39 for access into Cornwall. There is a 2-hour rail connection to London Paddington from Tiverton Parkway.

Exeter airport offers an excellent range of international and domestic flights including a daily service to London City airport.

There are various good state and private schools in the area including the Goodleigh Church of England Primary School and West Buckland School.


The Property
The Estate is situated in a glorious position, enjoying excellent access off the A39 yet is hidden in its own very private setting with the house and gardens protected by both the farmland and woodland which surrounds the property.

There are numerous attributes that make the property so special including its elevated southerly views overlooking both the croquet lawn and the land beyond, a coach house offering additional accommodation, and a range of traditional barns, providing a gym, changing rooms, garaging, log stores and the other facilities that are so often required to make a house more enjoyable, together with a private and secluded
swimming pool. The property has a long and fascinating history having been built in the turn of the 20th century by the Chichester family in 1901 for one of the sons, which at that time consisted of a much larger acreage, typical of an Edwardian Manor house of this size.

Following various ownerships, some of the land has been sold away and the house now lies within its ring-fence of 78.91 acres which offers enormous privacy and protection.


The Manor House
The house is heaped in charm and character and is of a manageable size, making it ideal as both a family home and a place for entertaining. It is unlisted and offers beautifully appointed accommodation and impressive Edwardian architectural features.

In the recent past, the house has been carefully restored, during which so many of its original features were preserved including ceiling roses and cornicing, tall sash windows and original fireplaces.

The ground floor has a light and welcoming reception hall with five goodsized reception rooms including the drawing room with a large bay window overlooking the garden and cast-iron fireplace. In addition, there is a spacious sitting room, a formal dining room, a study and library with extensive bespoke shelving.

The Vendor has, with great care, extended the house, to include an impressive 28-foot kitchen and breakfast room which provides further space and a centre for the family. The kitchen enjoys natural light from overhead skylights and French doors opening into the garden.

The kitchen itself features high-quality fitted units, a stone floor with underfloor heading, a central island and integrated appliances including double ovens, double ceramic sinks and a 6-ring gas hob. To one end, there is space for a large family dining room.

Off the kitchen is a traditional larder with original slate shelving, a further boot room and utility room, space that is essential for a country house that supports country pursuits.

On the first floor, there are six well-presented double bedrooms including a generous principal bedroom with dressing room and luxury en-suite bathroom.

Four of the further five bedrooms have built-in storage and the first floor also provides a family bathroom and additional shower room.

As stated, to the rear of the house is a 2-bedroom, self-contained coach house annexe, games room, workshop and potting shed. To the side is garaging, a private heated swimming pool with adjoining gym, changing room and spa and various additional outbuildings and stores.

The house has attractive terraces on two sides with an area of hardstanding and parking that lead from the entrance drive. There is a formal walled garden as well as extensive lawns which in the past have provided space for a tennis court and croquet lawn. The gardens, which are surrounded by rhododendrons and other attractive trees, gradually merge into the adjoining woodland. Paths leading from the house and gardens lead through the woods, down to both a small pond and further into the woodland, there is a substantial and most-attractive lake with summerhouse.

The entrance to the property is via a sweeping drive that leads through pastureland and passes a small orchard before reaching the house.


The Coach House
Providing additional accommodation, this second dwelling would be ideal to be used by another family member or to generate rental or leisure income. The accommodation comprises an open plan sitting room, dining room and kitchen, two double bedrooms and a shower room.


Outbuildings
To the rear of the house are a range of traditional buildings that offer various facilities.

Adjoining the swimming pool a barn has been converted to provide a gym, jacuzzi room and pump house, other barns provide garaging and a car port with a third tranche used as woodsheds and general storage but could offer the opportunity to support numerous other equestrian, leisure or business uses.


The Land
Over the years, the woodland, which amounts to some 58 acres, has been managed with parcels of mature broadleaf woodland predominantly to the east and north with further compartments of conifer of various ages to the south. In total, the woodland and the home paddocks envelop the house and grounds, giving the property extreme privacy, enormous amenity value and a very diverse habitat.

In total, the property offers some 78.91 acres of land. There are numerous opportunities to develop the land further to support a wide range of agricultural, equestrian, sporting or biodiversity interest.


Method of Sale
The property is offered for sale by private treaty as a whole.


Tenure & Possession
Freehold with vacant possession available upon completion.


Listing Status
Neither the house nor any of the buildings are listed.


Services
The property is serviced by mains electricity, private water, private drainage, oil-fired central heating and LPG gas.


Health & Safety
Potential purchasers are required to take particular care when inspecting the property. It is recommended to wear supportive footwear for viewings and potential purchasers are advised to be conscious of potentially uneven and slippery ground surfaces.


Wayleaves, Easements & Rights of Way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, sport, drainage, water and electricity supplies and other rights and obligations, easements and quasieasements and restrictive covenants and all existing proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

In particular, there is a right of way over part of the track for the neighbouring farmer to access their field behind the woodland owned by Kings Warren. Please speak to the vendors agent for more information.


Timber & Mineral Rights
Included within the sale in so far as they are available.


Sporting Rights
For further details, please contact the selling agent.


EPC Ratings
Band D.


Council Tax
Band G


Local Authority
North Devon Council
www.northdevon.gov.uk


Viewings
By prior appointment with the Vendors' agents, Carter Jonas 01823 711895.