* * * Region 1,150,000 * * *

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1 NEWTON ABBOT ~ TOTNES ~ CHAGFORD ~ ANTIQUES SALEROOM, ASHBURTON REF: DRO Fore Street, Totnes, Devon TQ9 5NL. Tel: totnes@rendells.co.uk Winsor Farm Yealmpton PL8 2LL ATTRACTIVE AND SPACIOUS GEORGIAN FARMHOUSE AND ANNEX ENJOYING RURAL VIEWS, EXCELLENT EQUESTRIAN FACILITIES AND PASTURE LAND. ABOUT 12.5 ACRES (5.05 ha). * * * Region 1,150,000 * * *

2 DESCRIPTION Winsor Farm is an important and historic former farm centred upon a beautiful period house of Georgian and earlier origins. The well-presented six bedroomed accommodation retains a wealth of character features including five fireplaces, flagstone floors, exposed beams and a farmhouse kitchen with Aga and a beautiful Victorian range. There is a self-contained one bedroomed annex ideal for holiday or permanent letting, for additional income. Outside is extensive mature gardens and a well-equipped equestrian facility with indoor stabling, tack and feed rooms and a superb sand school/ménage. The fields are in good order, well fenced and lead down to a small area of woodland. To conclude; Winsor Farm is a property of significance with a handsome and versatile house, good facilities and useful amount of land, all easily accessible to main road and rail links. SITUATION Winsor Farm occupies an attractive elevated position in a tiny hamlet, amidst unspoilt rolling countryside. This is fine walking and riding country with numerous footpaths, bridlepaths and tracks in the vicinity. There are good sailing opportunities on the nearby River Yealm. The historic village of Yealmpton is approximately 1½ miles away and offers a parish church, shops, two pubs and a thriving primary school. Plymouth is about 8 miles and provides a fantastic range of amenities, including top-rate educational facilities. The junction of the A38 dual carriageway is within a short and convenient distance. ACCOMMODATION Panelled front door to: ENTRANCE HALL Wide staircase with turned balustrade to first floor. Understairs cupboard. Coat hooks, dado rails, radiator and period panelled doors to: CLOAKROOM Tiled floor, pedestal washbasin and W.C. Towel rail and radiator. MUSIC ROOM/STUDY X 14 7 Double aspect room with window seats. Period fireplace with wood surround and decorative tiled inset and fitted woodburning stove. Picture rails, wall light points and two radiators. DINING ROOM x 13 6 Front aspect window with window seat. Superb Victorian fireplace, old storage cupboards, picture rails, radiator and lovely pine floorboards. Georgian half-glazed door to: SITTING ROOM 20 5 x 18 7 Spacious double aspect room with window seats and French doors to patio/terrace. Fine traditional open fireplace with timber beam and chimney hood. Period side cupboards, one possibly an original Bible cupboard. Oak dado walling, attractive Georgian ceiling cornicing. T.V. point, stone flooring, wall light points and radiators. REAR HALLWAY/CROSS PASSAGE Stone flooring, oak dado boards, superb period back door and radiator. Inner passage with coat hooks and doors to:

3 CLOAKROOM 2 Tiled floor, pedestal washbasin and W.C. Towel rail and radiator. BOOT ROOM Hanging rails and storage shelves. UTILITY ROOM 20 6 x 8 3 Stone flooring. Double drainer sink with mixer taps. Built-in cupboards, plumbing for washing machine and extensive appliance space. Twin oil-fired boilers for central heating and hot water. Exposed beams and old hooks. KITCHEN/BREAKFAST ROOM 19 6 x Traditional farmhouse kitchen with electric fired Aga for cooking. Fine old Victorian cast iron range set into the chimney wall. Bespoke oak wall and base units, polished granite worksurfaces and tiled splashbacks. Butlers sink and integrated dishwasher, fridge freezer and electric oven. Solid oak plate rack. Walk-in larder, stone flooring and door to secondary staircase to first floor. Stairs from Entrance Hall (previously mentioned) to: FIRST FLOOR LANDING This is partly divided by period pine doors and has side aspect windows. A feature is the interesting stained glass leaded-light inner window, at one time possibly within the external wall. Lovely period pine doors to: BEDROOM x 12 9 Double aspect room with fine views and window seats. Extensive built-in wardrobes. Early Victorian fireplace and two radiators. BATHROOM Fully tiled stylish black and white decoration with Victorian style roll-topped bath with mixer taps and shower attachment, pedestal wash basin and W.C. Deco style lighting and radiator. BEDROOM x 10 7 Front aspect room with fine views and window seat. Walk in wardrobe. Radiators and doors to: ENSUITE SHOWER ROOM Fully tiled with double cubicle and chrome shower unit. Vanity style wash basin and W.C. and heated towel rail. BEDROOM x 11 2 Side aspect room with period pine window seat and shutters. Radiator. Small inner landing. Cloakroom with corner wash basin and door to separate W.C. Tiled floor and radiator. BEDROOM x 10 3 Side aspect room with period window seat and shutters. Two built-in wardrobes/cupboards and radiator.

4 BEDROOM x 9 8 Side aspect window and radiator. Winsor Farm, Yealmpton, PL8 2LL BEDROOM x 7 6 Rear aspect window, built-in wardrobe, cupboard and radiator. FAMILY BATHROOM/SHOWER ROOM Part-tiled with white suite, comprising Victorian roll-topped bath with mixer taps and shower attachment. Matching wash basin and chrome surround. Raised cubicle with electric shower unit. Large airing cupboard with cylinder and immersion heater. Towel rail/radiator. From the landing, the secondary staircase (previously mentioned) leads down to the kitchen. ANNEX To the side of the main house a upvc front door leads into the: ENTRANCE HALL Sliding door to useful storage room housing electric meters. Inner hall with stairs to first floor. Radiator and doors to: UTIITY ROOM Extensive appliance space and plumbing for washing machine. BATHROOM Fully tiled with white suite, comprising shaped roll-topped freestanding bath with mixer taps and shower attachment. Pedestal wash basin, shaver point/light, heated towel rail, W.C. and radiator. Stairs from Inner Hall (previously mentioned) to first floor. OPEN PLAN LIVING ROOM/KITCHEN 18 5 x 15 2 Superb light room with side aspect windows. Exposed ceiling beams, T.V. point and dining area. Kitchen fitted with a range of cream finish wall and base units, worksurfaces and tiled splashbacks. Inset sink with contemporary style mixer tap. Integrated stainless steel electric oven, ceramic hob and extractor unit. Matching stainless steel microwave. Light-coloured maple wood hardwood flooring. Door to: DOUBLE BEDROOM 16 x 15 4 Large room with side aspect window and window seat. Extensive built-in wardrobe and cupboards, one housing a cylinder and immersion heater. Lockable connecting door to main house. (NB: The heating to the annex is served by the oil fired boiler in the main house.) OUTSIDE The property has two entrance driveways that terminate at the rear of the house with an extensive parking area. There is a double garage 18 9 x 15 with roller shutter door. The gardens are situated to the front and side of the property and comprise superb lawned area, mature trees, shrubs and flower beds. The garden enjoys undulating countryside views and there is a splendid sun terrace adjacent to the house. The gardens include wild flower areas

5 with greenhouse, small stream and pond. There is also a delightful piece of woodland, carpeted with bluebells in season. Wide gates from the upper driveway lead into the equestrian facilities. These comprise: AMERICAN BARN STABLING 45 x 30 With secure tack/feed rooms and four good sized stables and foaling box. The stables have rubber matting with good quality fittings, power, light and water connected. Two sliding doors. There is excellent level parking for horse lorries and trailers. Above the barn is a fully drained sand school/ménage (40m x 20m) with Padstow sand surface. Within the land lie a field shelter and timber field stable. The land is divided into five enclosures, being predominantly pasture with water troughs and boarded by traditional hedges, banks and good fencing. The total area of grounds extend to about 12.5 acres (5.05 ha). DIRECTIONS Follow the A38 past Ivybridge and Lee Mill, leaving at junction signposted for Smithaleigh and Yealmpton. After the garage at the junction take the left turn Yealmpton. After about ½ mile at Choakford Cross, fork left, and after 250 yards fork right. Follow the lane to staggered cross turning right. Proceed along this lane towards Yealmpton and the entrance to the property will be found on the left hand side, past the old gatehouse, marked Winsor Farm. SERVICES Mains electric. Private drainage. Mains water to house. Private water to fields and stables. ENERGY PERFORMANCE RATING Band F. COUNCIL TAX Band G. VIEWING By telephone appointment through Rendells Estate Agents, Tel:

6 FLOORPLAN Winsor Farm, Yealmpton, PL8 2LL

7 LAND PLAN (Not to Scale) Winsor Farm, Yealmpton, PL8 2LL

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10 Consumer Protection from Unfair Trading Regulations ) These particulars are set out for the interested parties and purchasers as a guideline only. They are intended to give a fair description but not to constitute an offer or contract. 2) All descriptions, dimensions, distances, orientations and other statements/facts are given in good faith but should not be relied upon as being a statement or representation of facts. 3) Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services are in good working order. The agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for their purpose. Interested applicants are advised to make their own enquiries and investigations before finalising their offer to purchase. 4) The photographs appearing in these sales brochures show only certain parts and aspects of the property at the time the photographs were taken. Aspects may have been changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Items shown in photographs are not included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. 5) Any area measurements or distances referred to herein are approximate only. 6) Where there is reference in these particulars to the fact that alterations have been carried out, or that a particular use is made of any part of the property, this is not intended to be a statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by any intending purchaser. 7) Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. If there are any points of particular importance that need clarifying before viewing please do not hesitate to contact this office. 8) References to the tenure of a property are based on information supplied by the seller. The agent has not had sight of the title documents. A buyer is advised to obtain verification from a solicitor and before finalising their offer should make their own enquiries and investigations. Buyers should check the availability of any property and make an appointment to view before embarking on any journey to see a property.