UplowmanTiverton, Devon, EX16 7LY

Paynes Farm is a characterful and private rural smallholding, set in a peaceful and tranquil location on the edge of the village of Uplowman. The property is approached via a private no-through road, which also serves a beautiful and historic mill, Stagg Mill, and three further properties.

The farmhouse and buildings are set at the top of the lane, with a driveway that leads to a yard in front of the house and buildings. The farmhouse, which is Grade II Listed, dates from the 16th Century and has been modernised in recent years, to create a comfortable and characterful family home.

The whole property offers a great deal of charm, in a magical setting with great potential for further enhancement, surrounded by some of Devon's most beautiful and unspoilt countryside. In addition to the farmhouse, there is a generous selection of outbuildings, including a listed stone and cob barn and a traditional stone and cob barn, which is not listed, both of which have potential to be converted to provide additional ancillary or holiday let accommodation, subject to the necessary consents.

The substantial farmhouse faces almost due east and enjoys wonderful views over its gardens to the surrounding countryside. The building is a traditional Devon longhouse, with accommodation arranged over two floors. On the ground floor there is a farmhouse kitchen, with central island and windows on two aspects, providing plenty of light. There is also a dining room, with a large inglenook fireplace with an original bread oven and curing chamber. From here there is access to a utility room with larder/pantry and a WC.

The reception hall has an inglenook fireplace, a staircase rising to the first floor and door opening to the front entrance porch. The sitting room, which is over 30' long has a brick fireplace, windows on two aspects, a secondary staircase and doorway to the terrace in front of the building. There are seven bedrooms on the first floor, with two bathrooms and a separate WC.

The gardens are a particular feature of the property, extending to about 5 acres and have great potential to be further developed to enhance the property's setting. There is a large terrace in front of the house, which enjoys wonderful views over the gardens and surrounding area. There is an ornamental pond in front of the house and a further terrace surrounded by stone walls and borders. From here, a series of paths lead down to the river. This area has been planted with a variety of specimen trees and there are areas that have been left to allow for wildflowers to grow.

There is a section of woodland on the lower side of the drive leading to the property and a former orchard on the upper side. From the driveway, there is access to a track, which follows the property's southern and western boundary, leading to a point at the north western top of the land.

The balance of land, approximately 20 acres, is pasture and lies on east facing slopes, with about 7 acres of level ground running down to the River Lowman on which the property enjoys the fishing rights, with over 600 yards of river frontage.

The traditional barn is set to the north end of the farmhouse and the listed barn to the south, which has stabling within, divided into three loose boxes. In front of the terrace is a yard, with plenty of parking space for several cars. In addition to the traditional buildings, there is a double garage and workshop and a hay barn.

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