Luppitt, Honiton, Devon, EX14

Guide price

Bedrooms: 3
An outstanding agricultural small holding centred upon a detached bungalow occupying a delightful rural position, a range of agricultural buildings together with adjoining pasture land.

In all about 45.63 acres (18.46 Ha) and available as a whole or in up to two lots.

Lot 1 – Bungalow, Farm Buildings and Pasture.

In all about 14.56 acres Guide Price £650,000

Lot 2 –31.07 acres of Pasture Guide Price £300,000.

Gullyhayes Farm represents a most attractive and versatile agricultural small holding having been in the current vendors ownership for approximately 26 years. The property is centered upon a detached bungalow together with a versatile range of traditional and modern outbuildings which have been used for agricultural purposes however, may afford the scope for potential purchasers who may wish to explore a variety of alternative uses, subject to obtaining the necessary planning consent.

The adjoining land comprises level pasture enclosures and are considered to afford appeal to those prospective purchasers with equestrian, lifestyle and small holding / agricultural interests. Gullyhayes Farm extends in total to about 45.63 Acres (18.46 Ha) and is offered for sale as a whole or in up to two lots.

Lot 1 – Bungalow, Farm Buildings and Pasture.

In all about 14.56 acres

The bungalow is understood to date from the 1980's and has been carefully looked after benefiting from double glazed windows throughout and a new Heritage Cooker installed approximately 12 months ago. The property is complimented by the range of farm buildings which provide an attractive mix of modern style and traditional together with the adjoining pasture. For room dimension please refer to the accompanying floor plan.

Please also refer to the section headed "Town & Country Planning" regarding the possibility of the property being subject to an AOC.

In total, lot 1 extends to about 14.56 acres (5.89 Ha) as is shown coloured pink on the accompanying plan.

Lot 2 –31.07 acres of Pasture

Two level pasture enclosures with direct road frontage along the eastern boundary and we understand a right of way access to the west. In total, lot 2 extends to about 31.07 acres (12.57 Ha) as is shown coloured blue on the accompanying plan.

Please note that lot 2 will not be sold in isolation until a sale of lot 1 is agreed.


The property is of freehold tenure with the benefit of vacant possession of all parts.


Understood to be oil fired central heating, mains electricity, private water (spring) and private drainage to a septic tank. The drainage system, which has not been inspected, may require attention and prospective purchasers should carry out their own investigations.


These are believed to comprise local Council Tax on the bungalow (Band D) together with the usual service and environmental charges.


All fixtures and fittings, unless specifically referred to within these sale particulars are otherwise expressly excluded from the sale of the freehold and will be removed by the vendors or their agents prior to completion.


The property is offered for sale subject to and with the benefit of all matter contained in or referred 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 specifically referred to or not.


There may be scope for prospective purchasers to consider alternative uses within the buildings, subject to obtaining the necessary planning consent from East Devon District Council. We understand that the existing property  replaced an original dwelling and may have been constructed subject to an Agricultural Occupancy Condition.   Correspondence with East Devon District Council and our Vendors Solicitor has not been able to provide any conclusive detail to confirm whether this is the case.  

The property has been priced accordingly and prospective purchasers should carry out their own investigations.  Copies of correspondence with EDDC are available if required.


The property lies within the Blackdown Hills National Landscape (formerly known as Area of Outstanding Natural Beauty). We are not aware of any environmental schemes or otherwise.


East Devon District Council, Blackdown House, Border Road, Heathpark Industrial Estate, Honiton EX14 1EJ. Tel: 01404 515616.


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 working farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing the farm, particularly around the farmyard and in fields containing stock. All potential purchasers are asked to observe the country code and close all gates.

We would further note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used in the construction of some of the buildings may contain asbestos.


All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register. Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any points which are of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

The property occupies a delightful rural position approximately 2.1 miles to the north of the centre of the village of Luppitt, lying on the southern periphery of the Blackdown Hills. The popular and highly regarded village of Luppitt affords a thriving local community with its parish church and village hall. Honiton lies approximately 7.6 miles to the south and affords an extensive range of everyday banking, shopping and schooling facilities whilst the larger centre of Taunton lies 12.5 miles to the north of provides a more extensive range of recreational and commercial services together with three noted public schools.

Despite its rural position the property enjoys easy access to the surrounding districts and further afield with access to the M5 motorway available at Taunton (J25) or Exeter (J29) whilst main line rail services are also available at Taunton (Paddington) and Honiton (Waterloo). Access to the A303 trunk route at Honiton provides an easy link to London and the South East, with international airports at Exeter and Bristol.

01404 46222

Greenslade Taylor Hunt - Honiton

111 High Street , Honiton , Devon

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