5 bed property for sale

Butterleigh, Cullompton, Devon EX15

An excellent residential and equestrian holding, set within beautiful rolling Mid Devon countryside. The holding is centred on a large period farmhouse, currently divided into a three bedroom main house and a two bedroom attached annexe, along with a further attractive two bedroom cottage/barn conversion. Modern stable barn, outbuildings and adjoining land including amenity woodland, streams and productive pastures. In all about 64.46 acres.
Introduction

Underleigh Farm presents a rare opportunity to acquire a versatile small farm and equestrian holding nestled in the heart of Mid Devon countryside, yet within easy reach of nearby towns and transport links. Centred on a handsome stone-built farmhouse, the property offers a superb mix of residential, equestrian, and sporting appeal — all set within approximately 64.46 acres of rolling countryside.

This delightful lifestyle holding includes a 3-bedroom main house, a 2-bedroom self-contained annexe, and a separate 2-bedroom cottage (“The Mews”). A further two-storey outbuilding benefits from extant planning permission for conversion, alongside an American-style stable barn and extensive grounds; Underleigh Farm offers scope for multi-generational living, holiday letting, or equestrian enterprise.
Description

Underleigh Farm is centred on an attractive stone-built farmhouse, currently divided internally to form a 3-bedroom main house and a 2-bedroom self-contained annexe, which together extend in total to approximately 2,580 sq.ft. (240 sq.m.). The property exudes rustic charm and character throughout and offers scope to modernise and reconfigure as a single large dwelling if desired (STP). Across the central courtyard stands “The Mews” - a beautifully converted 2-bedroom cottage (circa 1,040 sq.ft.), ideal for guests, tenants, holiday-makers or extended family. The adjoining two-storey outbuilding is understood to have extant planning permission for conversion to a further holiday cottage if desired, but is currently utilised as a general store and a first floor recreation space/shoot room complete with WC, kitchenette and decked terrace offering superb views over the adjoining countryside.

Just a stone’s throw away lies the fantastic American-style stable barn, and beyond this lies the land which offers a delightful mix of productive pasture fields and pockets of mature woodland, bounded to the west by a gently meandering stream, and to the south by the Burn River; all-in-all providing the ideal holding for those with agricultural, equestrian, sporting, environmental or amenity interests. The holding extends in total to approximately 64.46 acres.
Situation

Nestled in a peaceful and picturesque corner of Mid Devon, Underleigh Farm enjoys a truly idyllic rural setting on the edge of the sought-after village of Butterleigh. The holding is approached over a private lane, shared by just two other properties and is surrounded by rolling hills, unspoilt farmland, and ancient woodland. The property offers an exceptional combination of natural beauty and accessibility.

Despite its tranquil location, Underleigh Farm is remarkably well-connected. The historic town of Tiverton, lying just a few miles to the north, offers a wide selection of retail and leisure opportunities, and is home to the highly regarded Blundell’s School — one of Devon’s most prestigious independent schools (the property falls within the Blundells 10-mile “magic circle” attracting discounted fees). To the east lies the thriving market town of Cullompton, also providing a full range of everyday amenities including supermarkets, independent shops, cafés, healthcare facilities, and schooling.
The surrounding landscape, and the nearby River Exe valley, are a haven for nature lovers and outdoor enthusiasts. Quiet country lanes and footpaths wind through a tapestry of fields and hedgerows, ideal for walking, cycling, and riding. The nearby Grand Western Canal Country Park offers 11 miles of scenic towpath walks and wildlife-rich waterways, while the rugged beauty of Exmoor National Park lies within easy reach to the north, providing miles of open moorland, dramatic coastlines, and first-class hiking, riding and shooting.

Underleigh Farm is also well situated for travel and commuting. The M5 motorway (Junction 28 at Cullompton) is easily accessible, offering swift connections to Exeter, Taunton, and Bristol. Tiverton Parkway railway station, located just off Junction 27 of the M5, provides regular high-speed services to London Paddington, with journey times of around two hours.
Butterleigh itself is a charming Devon village known for its community spirit, attractive stone cottages, and welcoming pub (the popular Butterleigh Inn). A traditional parish church and active village hall add to the community feel, making this a perfect setting for families, retirees, or those looking to embrace a slower pace of life without sacrificing convenience.
Accommodation details


The farmhouse:

Farmhouse—Ground Floor:

Entrance Porch with coat hooks and door through to the large open-plan Kitchen/Dining Room with dual aspect windows, a good range of wood-fronted base and wall units, worksurfaces and inset stainless steel sink. Fitted electric hob and eye-level oven, oil-fired boiler and space for other kitchen appliances. From here a door leads through to the Utility Room complete with further cupboards, worksurface and space for washing machine, along with a separate WC with low-level suite and sink unit, and an excellent Shower/Wet Room with roof light, tiled floor and walls, shower unit, WC and sink.

Returning to the Kitchen/Dining Room, steps and a door lead to the impressive Sitting Room with triple aspect windows, exposed beams, stone inglenook fireplace with wood-burning stove, double-height ceiling to part, understairs cupboard and stairs rising to the first floor.

Farmhouse—First Floor:

The Landing with rear aspect windows provides access to three double bedrooms (one en-suite), a bathroom an the airing cupboard with hot water cylinder and shelving. Bedroom 1 with front aspect, attractive exposed timbers, and steps up to En-suite with rooflight, panel bath, WC, and wash basin. Bedroom 2 with front aspect and exposed timbers. Bedroom 3 with rear aspect. Family Bathroom with front aspect, panel bath, WC and pedestal wash basin.

The annexe:
This lies to the northern end of the farmhouse and is entirely self-contained, although could be readily combined with the main farmhouse to form a single large dwelling if desired, with minimal works (subject to any planning required). It provides flexibility for multi-generational living, or income potential. Having been let for a number of years, the annexe would now benefit from a programme of refurbishment and modernisation.

Annexe—Ground Floor:

Separate Entrance Hall with WC off with front aspect and wash basin, and opening to the Sitting/Dining Room with dual aspect windows, exposed beams, stove, understairs cupboard and stairs to the first floor. Kitchen with rear aspect, basic range of kitchen base and wall cupboards with worksurface and inset stainless steel sink.

Annexe—First Floor:

Landing with rear aspect and doors to Bedroom 1 to rear and Bedroom 2 to front aspect, both with some exposed timbers. Shower Room with front aspect, tiled shower cubicle, airing cupboard with hot water cylinder and shelving, WC and pedestal wash basin.

The mews:
A well-appointed barn conversion, lying on the eastern side of the courtyard, with part exposed stone and part timber clad or rendered elevations.

The Mews—Ground Floor:

Front door to the attractive Kitchen with modern base and wall cupboard units, worksurface and inset stainless steel sink, fitted ‘Beko’ electric oven and hob with extractor over, and stairs to the first floor. WC off the kitchen, with low-level suite and pedestal basin. A large Sitting/Dining Room with lovely exposed timbers, front aspect and wood-burning stove.

The Mews—First Floor:

Landing with exposed roof timbers and doors to: Bathroom with front aspect and contemporary suite comprising ‘his and hers’ wash basins, panel bath, close-coupled WC and aqua-boarded shower cubicle. Cupboard housing the ‘Vaillant’ central heating boiler. Bedroom 1 and Bedroom 2, both double rooms with attractive exposed timbers and front aspect windows.
The outbuildings

Centred around the main central concreted courtyard, are the following outbuildings:

Building 1 - American-style Stable Barn: Modern 5-bay steel framed building, fitted out internally to provide 5no. Substantial block built stables and 1no. Foaling box, all complete with quality ‘Monarch’ sliding galvanised steel and timber doors, together with ample additional space for hay and tack, and scope to build more stabling if desired. The building is steel framed, with blockwork to part height and timber boarding above (some with insulation), concrete floors throughout, power and light connected and various doorway openings. It has a newly replaced profile steel roof with some Perspex lights. The interior of the roof still currently has the remains of former fibre-board insulation attached by timber battens, which could be readily removed if desired. To the south is a further enclosed concreted yard area and to the rear a further concrete area housing the horse-walker.

Building 2 - Adjoining to the south of The Mews Cottage, is a two-storey traditional stone-built and part timber clad building, comprising a useful general store on the ground floor, along with a loft on the first floor (accessed via external steps) which is currently used as a Recreation Room/Shoot Room, complete with woodburning stove, worksurface and WC with wash basin. Externally to the south is a decked sun-terrace, for making the most of the beautiful rural vistas.

Building 3 - Within the courtyard are 2no. Traditional former kennels complete with stone and wrought iron fenced runs.
The land

The holding is contained within a ring-fence subdivided into well-proportioned field enclosures, defined by traditional bank and hedgerow boundaries, and supplemented by stock fencing. The fields are served by livestock drinking troughs (private spring fed).

The pasture land is classified as being Grade 3 and is generally gently sloping, although with some areas more steeply sloping. To the west of the holding are some attractive areas of mixed deciduous woodland, along with a pond and watercourse, and to the south meanders the Burn River. These watercourses and woodland contribute to the natural beauty and biodiversity of the holding.

Several of the field parcels enjoy access directly from the main tarmac entrance lane, and in addition there is a useful private hardened trackway running north and west from the main farmstead.

The holding has a proven track record in equestrian excellence — having produced the Group 1-placed racehorse The Widdow Maker. It is also currently part of a local shoot syndicate, offering undisputed sporting appeal.

In total, the holding extends to around 64.46 acres.
Services & outgoings

We understand that mains electricity and mains water are connected to the dwellings. Drainage is to two private systems (compliant). There is a domestic oil supply to the main farmhouse for central heating, and a Calor lpg gas supply to The Mews.

Council Tax: Mid Devon District Council—Farmhouse (Band F), Annexe (Band C), The Mews (Band B).
Additional information


Broadband: According to Ofcom Ultrafast broadband is available—highest available download speed 1800 Mbps, highest available upload speed 220 Mbps (Ofcom). ‘Starlink’ satellite internet also fitted.

Mobile Coverage: Ofcom states available via EE, O2 and three. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider.

Flooding: The property is in an area at a very low risk of flooding from River/Sea (defined as the chance of flooding each year as less than 0.1%).

Rights of Way, Easements, Wayleaves, etc: A public footpath passes through the southernmost fields (well away from the farmhouse and buildings). The property is offered for sale subject to and with the benefit of all matters contained in or referred to 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 these are specifically referred to or not.

Sporting and Mineral Rights: It is understood that these are in hand and will be included with the freehold.

Basic Payment Scheme: The Basic Payment Scheme has now ended and the land will be sold without any entitlements or de-linked payments.
Agri-Environmental Schemes: We understand that the holding is subject to the terms of a Countryside Stewardship Agreement (Ref. 1053345), which is understood to be in its last year.
Important notice and health & safety policy

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 farm is a potentially hazardous environment and for prospective purchasers own personal safety, please be vigilant when viewing, particularly around the farmyard and in fields containing stock. All persons viewing the property are asked to observe the country code and close all gates.
Greenslade Taylor Hunt, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Greenslade Taylor Hunt has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
3. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers inspecting properties that have been sold, let or withdrawn.

V.2.1 - Ref. TIV250105 - date produced 27/05/2025