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7 bed farmhouse for sale

£795,000 Guide price

Muddiford, Barnstaple EX31

7 1 3
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Property description

Plaistow Mills, is a truly rare opportunity to take on a lifestyle home with income. The property is Grade II Listed and currently arranged as a large family home with letting cottage and renovated mill and outbuildings, large gardens, cleave and level paddock in all extending to approximately 10 Acres in total. Trout Farm and Smokery business also available.

Main House * Entrance Hall * Drawing Room * Living Room * Farmhouse Kitchen * Cellars * 3 first floor bedrooms * Dressing Room * Studio * Family Bathroom * Study/Bedroom 6 * 2 Attic Bedrooms * Integral Workshop/Studio

Fig Tree Cottage * Living Room * Kitchen / Breakfast Room * 2 Bedrooms * Bathroom * Conservatory Entrance * Integral Cart Shed/Open Garage

Outbuildings * Restored Mill Building * Restored two Storey Barn * Restored Shippen * Stables * Useful Stores

Grounds * Large Gardens * Vegetable Garden * Cobbled Courtyard * Ample Parking * 3/4 Acre Gardens * 4.5 Acre Cleave Paddock * 2.75 Acre Meadow/Paddock * Trout Farm set in 2 Acres

Plaistow Mills, is an historic Grade II Listed property with origins dating back to dating back to 17th century, it was partly rebuilt in the 19th century. Today the property comprises a large 3 storey house with adjoining cottage and range of restored stone outbuildings including an impressive mill. All arranged around a central courtyard and the whole set in set in just over 10 acres. The current owners purchased the property in a rundown state in the late 1980's recognising a unique opportunity for a change in lifestyle and over the years have ploughed a lot of time, effort and money into the renovations of the buildings leaving the new custodians of Plaistow Mills strong foundations on which to enjoy a very comfortable lifestyle home with income.

The current owners enjoy a comfortable income from the trout farm which has been scaled back in more recent years (the trout farm business and associated equipment is available by separate negotiation), in the past it subsidised renovation works and could easily be scaled up again if required. The property is currently operated as an agricultural holding. Due to the location on a tourist route there is also undoubted potential for increased income from the existing accommodation and grounds. Plaistow Mills is a truly rare opportunity for those looking for a total change in lifestyle with space for a large family to appreciate the property 24/7 having a very satisfying readymade income on site with scope for expansion.

The property was awarded a substantial grant by Natural England towards the renovation of the stone barns and mill providing they remain in agricultural use until 2023 or the grant must be repaid. The fabric of the mill house and outbuildings have been the subject of considerable expenditure over the years with the house offering a very adaptable layout and potential for a family annex and the adjoining cottage could be enhanced with the integration of the studio, stable and cart shed to make a larger family letting unit or potentially a second letting cottage subject to necessary consents. The renovated piggery (single storey linhay) could be suitable as a hatchery for the trout farm. The extensive mill building and adjoin barn currently provide extensive storage and workshop space and could easily be adapted to a number of uses. We are advised that if the water wheel was restored there would be enough flow from the leat to generate power using a modern turbine which could generate a private source of electricity making the property self sufficient and taking it off grid. The property's location just out of Barnstaple makes it an attractive proposition for those not wanting to be in the middle of nowhere yet wanting the feel of the countryside and open space with no close neighbours. This property that can only be fully appreciated with a full viewing, to truly understand the value of this rare opportunity.

Leave Barnstaple Town Centre on the A39 towards Combe Martin and Lynton, follow the road past the fire station and up the hill out of town going straight on at the traffic lights by the hospital. After a short distance turn left on to the B3230 towards Ilfracombe. Follow the road for just over 1.5 miles (Do not turn left to Blakewell Fisheries) passing Broomhill Art Hotel and sculpture garden. Plaistow Mills is a little further along on the left clearly marked before you get to Muddiford.
Accommodation all measurements being approximate and arranged as follows:

Open Porch: With side seats and part glazed panel front entrance door leading to
Entrance Hall: With staircase up off
Cloakroom: Corner washbasin and close coupled WC
Drawing Room: 16' 6 x 14' 10 (5.03m x 4.52m)
Living Room: 19' 1 x 17' 0 (5.82m x 5.18m)

Dressing Room/Bedroom 7: 7' 6 x 7' 5 (2.28m x 2.26m)
Useful Store: Former shower room

Rear Landing
Bedroom 3: 15' 10 x 10' 10 (4.83m x 3.30m)
Office /Bedroom 4: 11' 1 x 8' 2 (3.38m x 2.49m)
Family Bathroom:

Second Floor Landing
Attic Bedroom 5: 18' 9 x 10' 10 (5.72m x 3.30m)
Attic Bedroom 6: 14' 7 x 10' 10 (4.44m x 3.30m)

Cellars: With door to outside

Room 1: 16' 7 x 13' 9 (5.05m x 4.19m) (limited head height)
Room 2: 18' 2 x 7' 7 (5.54m x 2.31m) (limited head height)
Room 3: 18' 2 x 7' 7 (5.54m x 2.31m) (limited head height)
Room 4: 21' 2 x 19' 5 (6.45m x 5.92m) (not full height)

house gardens:
The property is approached via a 5 bar gate along a private driveway with parking off and leading to a cobbled courtyard at the rear of the house providing further parking and surrounded by a complete range of outbuildings, mentioned in more detail later. The gardens lie to the south western side of the house being laid mainly to lawn with many separate enclosures and mature trees including Walnut and Fig, productive raised beds and Cobnuts in the hedgerow. Immediately to the front of the house is a more formal garden with further areas of garden with useful shed and bulk gas tank. 2 large well stocked vegetable gardens and 5 bar gate off to the meadow and hedgerows adjoin the river and mature trees siding on to the road. The gardens enjoy a very sunny aspect and delightful outlook over the meadow and woodland beyond.

Approached from the Cobbled Courtyard are the following:

Stable: 22' 5 x 14' 3 (6.83m x 4.34m) (located below the studio and adjoining the house with conversion potential) with 2 x stable doors to the yard and door to

Cart Shed: 23' 4 x 13' 8 (7.11m x 4.16m) (located below first floor of Fig Tree Cottage) The cart shed could be converted to become part of Fig Tree Cottage subject to necessary consents.

Fig Tree Cottage
(Separated from the main house by the studio which could become part of the cottage as could the cart shed and stables)

Conservatory Entrance:
Bedroom 1: 18' 4 x 14' 3 (5.59m x 4.34m)
Staircase to Landing:
Living Room: 18' 5 x 13' 10 (5.59m x 4.22m)
Kitchen: 13' 7 x 10' 2 (4.14m x 3.10m)
Inner Landing: Door connecting with studio in main house
Bedroom 2: 10' 5 x 7' 0 (3.17m x 2.13m)

cottage gardens:
The gardens for the cottage are approached from the cart shed and are again laid to lawn with mature planting and fruit trees with trees and stream to the west and parking in the courtyard.


Renovated Single Storey Shippen Barn

Former WC:
Pig Pens: 40' 9 x 12' 5 (12.42m x 3.78m) with stable door, ventilation hatch, slate dividers to 4 pens
Pig Shed: 12' 5 x 11' 6 (3.78m x 3.51m) with stable door, ventilation hatch, Renovated Three Storey Mill with steps to all floors

Ground Floor Gearing Room: 21' 4 x 19' 3 (6.50m x 5.87m) gearing in situ
First Floor Grinding Room: 23' 3 x 19' 8 (7.08m x 5.99m) grinding stones in situ
Second Floor Grain Store: 22' 1 x 20' 2 (6.73m x 6.14m) grain bins, trap doors and sack hoists
Bat Loft: 22' 1 x 20' 2 (6.73m x 6.14m)
Ground Floor Workshop: 18' 8 x 16' 9 (5.69m x 5.10m)
First Floor Store Room: 20' 4 x 17' 4 (6.20m x 5.28m)
12' Over Shoot Water Wheel: In situ but in need of renovation

Renovated Two Storey Barn

Workshop: 25' 9 x 20' 6 (7.85m x 6.25m) water purification system
First Floor Store: 25' 9 x 21' 4 (7.85m x 6.50m) double height

Generator House: 9' 2 x 8' 1 (2.79m x 2.46m) with 30kva self starter diesel generator

Wood Store: 10' 5 x 8' 10 (3.17m x 2.69m)

Garage Store: 19' 4 x 9' 3 (5.89m x 2.82m)

Open Garage Store: 19' 0 x 12' 5 (5.79m x 3.78m)

Bin Store:

Renovated Barn (connecting mill and shippen)

Work Area: 18' 6 x 14' 8 (5.64m x 4.47m)
Preparation Room: 15' 3 x 11' 2 (4.65m x 3.40m)
Smoke Room: 17' 2 x 6' 7 (5.23m x 2.00m)
First Floor Workshop: 19' 1 x 18' 4 (5.81m x 5.59m)
Mezzanine Loft: 18' 7 x 11' 4 (5.66m x 3.45m)

Open Timber Barn: 19' 0 x 12' 5 (5.79m x 3.78m) with 2 large modern ¿Riva Cold¿ Refrigeration units

Ponds: 2 large ponds

Mill Leat: The mill leat is separated into smaller pools with fast flowing water


Meadow extending to approximately 2.75 Acres: A level grassed enclosure siding onto the river with access from the Mill House gardens or separately via a five bar gate from the road above.

Cleave extending to approximately 4.5 Acres: A west facing gently sloping enclosure with roads to two sides overlooking the meadow with mineral rights (note the flint stone here

Subsidies: High Level Stewardship grant of £2,500 per annum plus basic payment scheme.

Fishing Rights: We understand from the vendor¿s that single back fishing rights exist on the eastern bank of the river (Bradiford Water a recognised Salmon spawning river) extending the length of the western boundary.

The vendors also consider themselves custodians of the resident wildlife which include otters, badgers, door mice, bats, hawks, kingfisher and more besides, Services:
Mains electricity, private bore hole water supplies, private drainage, bulk oil tank for central heating boiler. Generator back up. A water filtration and uv purification plant. The vendor has explored the potential for a 4 kilowatt water driven turbine for electricity.

Property info

Market activity
Average price paid £261,658 Sales 435 Current average value £276,512 (Zoopla Zed-Index) Value change £3,677 ▲ 1.35%

Property value data/graphs for EX31

Property type Avg. current value Avg. £ per sq ft. Avg. # beds Avg. £ paid (last 12m)
Detached £338,503 £249 3.6 £316,500
Semi-detached £229,372 £229 3.1 £212,342
Terraced £199,575 £235 2.9 £180,266
Flats £176,998 £232 1.9 £171,211

Current asking prices in EX31

Average: £334,261
Avg. current asking prices in EX31
Property type 1 bed 2 beds 3 beds 4 beds 5 beds
Houses - £154,031
Flats £115,725
- -
All £115,725

Current asking rents in EX31

Average: £662 pcm
Avg. current asking prices in EX31
Property type 1 bed 2 beds 3 beds 4 beds 5 beds
Houses - £650 pcm
£849 pcm
£1,091 pcm
Flats £428 pcm
£598 pcm
- - -
All £428 pcm
£624 pcm
£849 pcm
£1,091 pcm

Fun facts for EX31

Highest value in EX31
Highest value streets Zed-Index
Strand Lane £573,082
Loxhore £558,747
Heanton £547,433
Ashford, Barnstaple EX31 £521,613
East Down, Barnstaple EX31 £497,230
Highest turnover in EX31
Highest turnover streets Turnover
Western Terrace 71.4%
Linden Gardens 53.3%
Windsor Gardens 50.0%
Barn Park Road 47.8%
Allenstyle Gardens 47.1%

What Zoopla users think of Muddiford

Overall rating:

  • currently 2 stars
Average - 35%

Ratings breakdown:

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Nearby transport

  • Barnstaple (2.8 miles)
  • Chapelton (Devon) (6.8 miles)
  • Umberleigh (8.6 miles)
  • Cardiff Airport (36.4 miles)
  • Exeter International Airport (38.2 miles)
  • Bristol Airport (60.6 miles)
  • Instow Ferry Landing (7.1 miles)
  • Ilfracombe Ferry Landing (7.2 miles)
  • Appledore Ferry Landing (7.3 miles)

Nearby schools

View all schools in North Devon
  • Marwood School (1.5 miles)
  • Shirwell Community Primary School (1.7 miles)
  • Pilton Bluecoat Church of England Academy (1.9 miles)
  • Petroc (2.9 miles)
  • Foxes Academy (25.6 miles)
  • West Somerset College (26.2 miles)
  • Pilton Community College (1.9 miles)
  • Pathfield School (1.9 miles)
  • The Lampard Community School (2.9 miles)
Note: Distances are straight line measurements

Local info for North Devon

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For more information about this property, please contact
Mark Devitt, EX39 on +44 1237 713039 * (local rate)

Monthly running costs Beta

£3,308 Monthly total


Purchase price
Deposit (10%) 79,500
Repayment term 25
Interest rate 1.5
Your payment £2,861 /mo How Much Could I Borrow

These results are not provided by NatWest and are only indicative based on a repayment mortgage product. Repayments will be subject to the product provided and your circumstances.

Your home or property may be repossessed if you do not keep up repayments on your mortgage.

Council Tax

Local authority

North Devon

Estimated tax band H Council tax cost £351 /mo
when paid over 10 months
Council tax costs explained

The Council Tax cost displayed is based on the council tax band and on the basis of 2 adults living at the property. The monthly cost shown excludes any discounts and is rounded to the nearest pound.

Full information on Council Tax discount entitlements can be found on the Gov.UK’s website.


Supply £37 Sewerage £59 Estimated water cost £96 /mo
Water costs explained

Water consumption is based on average water usage for the predicted occupancy of the property based on the number of bedrooms.

Total annual consumption (in cubic meters) is then averaged into a monthly cost.

Note: If you have 2 separate suppliers for water and sewage, you may receive 2 separate bills.

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by Mark Devitt, and do not constitute property particulars. Please contact Mark Devitt for full details and further information. The Running Costs data displayed on this page are provided by Zoopla to give an indication of potential running costs based on various data sources. Zoopla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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