Kelly, Lifton, Devon, PL16

An imposing country residence located in a sheltered valley with views of the rolling west Devon hills. The farmhouse has the benefit of two barns, one three bedroom and one two bedroom used for letting. There is a further garden studio apartment, substantial summer house and a range of outbuildings and workshops encompassing extensive garaging. The property has delightful and productive grounds including formal gardens amounting to in all some 19 acres.

Kellybeare Farm occupies an enviable elevated position within the highly regarded parish of Kelly in West Devon, enjoying glorious views across the Tamar Valley. Set amidst rolling countryside yet within convenient reach of local amenities, the property offers an exceptional blend of heritage, income potential and an aspirational rural lifestyle.

Believed to date back to the 17th century, the original farmhouse has deep agricultural roots. In more recent years it has evolved into an impressive residential holding, with a number of traditional barns thoughtfully converted to provide additional accommodation that has generated a valuable supplementary income. Since acquiring the property in 2007, the current owners have undertaken a comprehensive programme of enhancement and refurbishment. The result is a home that is virtually unrecognisable from its former self, seamlessly combining historic character with the comforts and efficiencies expected of modern country living.

Particular highlights include the addition of a magnificent south facing hardwood conservatory by David Salisbury, an elegant space flooded with natural light and used throughout the year for both formal dining and relaxed family living. The bespoke kitchen by Alto of Tavistock has been luxuriously appointed to a premium specification, featuring composite work surfaces and a substantial central island, creating a sociable hub at the heart of the home. Bathrooms have been upgraded with high quality sanitary ware, and a sumptuous principal bedroom suite has been created, complete with dressing area and indulgent en-suite facilities.

Beyond the main farmhouse are two converted barns known as The Barn and The Cowshed, currently arranged as two and three bedroom dwellings respectively, both of which have provided income. A further collection of traditional buildings within the curtilage offers considerable scope for alternative uses, subject to the necessary consents. Within the garden stands a charming two storey studio annexe, ideal for visiting family, dependent relatives or as an additional letting opportunity.

The beautifully maintained gardens are a true feature, mature, productive and thoughtfully arranged to take full advantage of the far reaching views. For those with equestrian or smallholding interests, four well defined pasture paddocks provide excellent grazing for horses or livestock, completing what is a superb rural set up.

The Farmhouse
A light filled glazed entrance reception with oak detailing welcomes you, with steps rising to the utility room and access to the laundry. The inner hallway is a delightful focal point, retaining traditional features and leading to a ground floor office with en-suite bathroom and separate shower, offering flexibility as a ground floor bedroom if required.

The principal reception rooms comprise the kitchen, sitting room, conservatory and snug, each space offering its own distinct atmosphere. The kitchen is equipped with an oil fired Aga, electric oven with induction hob, dishwasher and refrigerator, and opens naturally into the sitting room to create an ideal environment for family life and entertaining. Slate floors, exposed beams and an impressive stone fireplace housing a wood burning stove reflect the heritage of the property while ensuring warmth and comfort.

A few steps lead down into the hardwood conservatory, a versatile space for entertaining in the warmer months with doors open to the garden, or for cosy winter evenings beside the stove. The snug provides a further intimate retreat, perfect for relaxing in front of the fire or enjoying a film. A cloakroom completes the ground floor.

A wide staircase rises to the first floor, where the bedroom accommodation is equally impressive. The principal suite is a truly indulgent retreat, featuring striking glazed detailing, a generous walk in wardrobe with fitted shelving and safe, and a picture window framing one of the finest views in the house. A freestanding copper style bath creates a sense of luxury, complemented by a large shower enclosure, wash basin and separate cloakroom.

Bedroom two is a spacious double with both traditional and roof windows and an en-suite shower room. Bedroom three is dual aspect with roof lighting and its own en-suite shower room. Bedroom four lies opposite the family bathroom, which is fitted with a spa bath and shower over the bath. A few steps lead up to a versatile attic room, ideal as a hobbies space or occasional bedroom.

The farmhouse benefits from wood chip biomass heating, replacement aluminium and some bronzed double glazed windows installed approximately fifteen years ago, and a solar photovoltaic array owned by the vendors, generating income via a feed in tariff. The scale and flexibility of the accommodation lends itself equally well to bed and breakfast use or multi generational living.

The Studio
Set within the gardens, the well presented two storey studio provides a charming and self-contained retreat. The ground floor offers an open plan kitchen/dining/living space with wood burner and modern fitted kitchen including a built in electric oven and refrigerator, with double doors opening to the garden. A well appointed shower room serves the ground floor, while the mezzanine level above provides a light filled bedroom area with roof windows.

The Cowshed
This detached three bedroom barn is arranged with reversed accommodation to maximise light and views. The first floor is an open plan sitting room/dining/kitchen with a floor to ceiling picture window with breath taking views across the Tamar Valley to Bodmin Moor in the distance. The spacious kitchen/dining area has a combination of traditional and roof windows and is fitted with an electric oven and hob, freestanding fridge freezer and dishwasher.

On the ground floor are three bedrooms, including a principal bedroom with en-suite shower room, a double bedroom and a single bedroom, the latter two served by a family bathroom.

Externally, The Cowshed enjoys its own driveway with parking for two vehicles, a raised patio and lawned garden. Character features abound and biomass central heating is supplemented by a wood burning stove.

The Barn
The Barn offers two storey accommodation with a blend of traditional and roof windows. The ground floor comprises a characterful sitting room with feature fireplace fitted with a gas log burner. This is open plan with the kitchen/diner, fitted with a range of freestanding appliances including an electric/gas oven, under counter fridge and dishwasher. On the first floor are two double bedrooms, the principal with en-suite bathroom, together with a separate family shower room. Accessed via a separate driveway with private parking for two vehicles, it is ideally suited as an annexe or holiday let.

Outbuildings and Equestrian Facilities
To the rear of the farmhouse lies a substantial courtyard with an extensive range of barns and garaging, offering excellent storage and significant potential for alternative uses such as a home office, gymnasium or studio, subject to consent. There is a plant room and wood chip store, along with garaging fitted with roller doors. One of the larger barns incorporates an upper hobbies area and is of sufficient scale to accommodate machinery or tractors.

At the end of the sweeping driveway, a further gated complex provides a double garage, large store, two loose boxes and a double car port. There is ample hard standing for additional vehicles, boats, caravans or motor caravans, making it ideal for enthusiasts or collectors.

Gardens and Land
The principal gardens lie to the south of the farmhouse, private and well sheltered, with sweeping lawns, mature shrubs and established trees creating a haven for children and pets alike. Whether enjoying games on the lawn, dining on the terrace or simply taking in the views with a glass in hand, the setting offers a wonderful sense of escapism. A substantial summerhouse with heating and cloakroom facilities has previously provided occasional additional accommodation.

A productive kitchen garden area with raised beds and an orchard of fruit trees will appeal to those seeking a degree of self sufficiency. In total, the holding extends to approximately nineteen acres, comprising a number of well drained, predominantly south facing pasture enclosures, securely fenced and enjoying fine views. The land has previously been let for grazing on an informal basis and vacant possession will be available upon completion.

Kellybeare Farm represents a rare opportunity to acquire a beautifully restored period farmhouse with income potential, extensive outbuildings, gardens and land, all set within glorious Devon countryside and offering an exceptional quality of life.

Location
The property is located between the village of Lifton and the settlement of Kelly which is a small hamlet in the heart of the rolling West Devon countryside. The surrounding area is made up of similar large country properties with, in the heart of the hamlet the Church of St Mary the virgin, which serves Kelly and Bradstone. Within a few miles is the village of Lifton which has a traditional range of facilities such as a Village Post Office and Stores, a County Primary School, a Doctors Surgery, Petrol Filling Station and Public Houses.

Further comprehensive shopping, commercial and recreational facilities can be located in either Launceston (7 miles) or the Devon Stannary Town of Tavistock (9 miles). There are a wide range of private Schools with St Josephs (Launceston) and Mount Kelly Prep and Mount Kelly College
(Tavistock).

Excellent transport links can be found in the Cathedral City of Exeter by road, rail
and air (Exeter International Airport) which is about 45 miles distant. The A30 dual carriageway can be reached in approximately 10 minutes. The Continental Ferryport and City of Plymouth is approximately 26 miles distant and has regular cross channel services to France and Spain.