4 bedroom bungalow for sale

A well-equipped Commercial Dairy and Livestock Holding comprising a detached bungalow (4 beds), an extensive range of adaptable farm buildings and productive pasture land.

West Catkill extends in total to about 121.91 Acres and is offered for sale by private treaty either as a whole or in up to 3 lots as follows:-

Lot 1: Bungalow, Farm Buildings & Pasture Land extending to about 91.84 Acres - Guide Price £1,550,000

Lot 2: Pasture Land and Wildlife Pond extending to about 12.21 Acres - Guide Price £100,000

Lot 3: Pasture Land extending to about 17.86 Acres - Guide Price £150,000

INTRODUCTION
West Catkill represents a compact and well equipped commercial agricultural unit, extending to approximately 121.91 acres of productive pasture land situated in a well-regarded farming area. Offered for sale as a whole or in up to three separate lots, the sale affords a rare opportunity to acquire a productive holding suitable as a stand alone family farm or as a satellite unit to a larger enterprise. The farm affords a well proportioned detached four bedroomed homestead and an excellent range of principally modern agricultural buildings affording significant potential for ongoing dairy and livestock operations or diversification to alternative uses (subject to obtaining any necessary consents).

OVERVIEW
Having been in the ownership of the vendors family for about 55 years, West Catkill currently operates as a commercial dairy unit with the vendors milking about 100 cows through two robots, plus youngstock. The holding provides a superb agricultural package centred upon a detached four bedroomed bungalow providing well proportioned four bedroomed family accommodation. The modern farm buildings have been designed and purpose built for ease of management and may be ideal for a range of intensive livestock or mixed farming operations. A further range of traditional farm buildings may afford scope for alternative uses.
The farmstead is well positioned within its own productive pasture land, enjoying good road frontage, with internal access afforded by useful stone tracks serving many of the fields. West Catkill extends in total to about 121.91 acres, and is offered for sale as a whole or in up to three lots, as detailed within these sale particulars.

LOT 1:
WEST CATKILL FARMHOUSE
Approached over a smart concrete entrance drive, this comprises a detached bungalow constructed in about 1984 of brick, block and rendered elevations beneath a tiled roof. Providing well proportioned four bedroomed family accommodation and conveniently positioned on the eastern side of the main farmyard, adjacent to the entrance drive, the bungalow benefits from a large enclosed private garden and ample parking. The accommodation is accessed via a welcoming entrance hall, with a good sized sitting room off containing a multi-fuel stove and enjoying lovely views over the garden. An inner hall leads to the main living space, a large double aspect kitchen/dining room, with a range of fitted base units work surfaces over and matching upright and wall cupboards. A Stanley oil-fired stove provides the central heating and hot water. From the kitchen, a side entrance hall has a useful utility room and separate cloakroom off, with a door leading out to a side entrance porch. The inner hall provides access to the family shower room and 4no. well proportioned double bedrooms. A patio/sitting out area adjoins the bungalow to the front elevation, enjoying lovely views over the gardens and countryside beyond.

TRADITIONAL OUTBUILDINGS
A range of traditional buildings on the holding form the remainder of an original courtyard style farmstead, primarily situated on either side of the main garden. Some of these buildings may have scope for adaptation or conversion to variety of alternative uses, subject to obtaining any necessary change of use planning consent. They may be briefly described as follows:-
On the right flank of the garden is a mainly block and profile steel roofed Store, approx. 6m x 2.55m, with an adjoining stone, part cob and gi roofed range, approx. 9.9m x 2.4m, containing a Log Store, Calf Pen and further Store Shed.
On the opposite side of the garden is a range of two storey stone, cob and gi roofed traditional barns comprising a former Loose House, approx. 5.8m x 3.7m, with an enclosed hay loft over and an adjoining former Shippon, approx, 9.1m x 3.4m, with an open fronted loft over. Adjoining this part at right angles, forming the southern part of a former farmyard area, is a block built Fencing/General Store, approx. 16.3m x 4.6m, with a door out to the land providing vehicle access.
Situated at the top of the main yard is a further attractive Traditional Barn, approx. 12.5m max. x 3.3m widening to 5.6m max., of stone and cob elevations, formerly a shippon, currently used for storage purposes and also containing the private water pumping system.
Further block open fronted Car Port, approx. 6m x 2.9m, currently used as an oil store.

MODERN FARM BUILDINGS
These comprise a principally modern, purpose-built dairy facility centred around two robot milkers (the two De-Laval robots are excluded from the freehold sale but may be available by negotiation) with associated cubicles, feeding yards, dry cow and youngstock housing. These buildings may afford opportunities for either continued agricultural use, or potential redevelopment/change of use to alternative enterprises (subject to obtaining suitable planning permission/s)

Building 1:
Adjacent to the entrance drive is a 3-bay steel framed and profile steel roofed Workshop/Tractor Shed, approx. 13.6m x 13.4m.

Building 2:
3-bay steel framed Calf Shed, approx. 14m x 7.9m, with a concrete floor and double doors.

Building 3:
4-bay steel framed Covered Yard, approx. 17.2m x 10.1m, with a concrete floor, also containing a small pressure washer shed.

Building 4:
7.5-bay steel framed Cubicle Shed, approx. 34.3m x 22.8m, containing 100 raised sand beds with steel divisions and two scraping passages, also a Feeding Yard with mangers.

Building 5:
3-bay steel framed Covered/Feeding Yard, approx. 13.7m x 12.5m, with concrete floor and cattle handling race.

Building 6:
4-bay reinforced concrete framed building, approx. 18.3m x 11.3m, containing a Covered Yard with the two robot milkers. One bay of this building is block enclosed containing the Office, Plant Room with Cloakroom off, and Dairy with the 8,100 litre bulk milk tank. Adjoining this building is a lean-to Dump Bucket Shed, approx. 2.8m x 2.5m.

Building 7:
5-bay steel framed Dry Cow/Fodder Barn, approx. 22.8m x 13.7m plus one reduced bay 9.1m x 4.6m, concrete runway with concrete panel and space board clad elevation.
To the rear of the main farm buildings is a large concrete yard area with a concrete panel wall and scraping ramp to the earth banked Slurry Lagoon, approx. 900,000 galls., which has a concrete vehicle access ramp for emptying and a clay lined floor.

Building 8:
A stone track from the main buildings leads to a 6-bay steel framed Youngstock Shed, approx. 27.4m x 12.2m plus a 1.8m front overhang, open-sided with cattle feed barriers. This building has a 4.5m concrete cattle standing area and a 3m concrete apron to the front.

LAND WITHIN LOT 1
Extending in total to approximately 91.84 Acres (37.2 Ha), the land contained within Lot 1 comprises a contiguous block of predominantly productive pasture land contained within a ring fence. Divided into convenient sized field enclosures with mature natural hedgerows providing good shelter, the land is primarily level or gently sloping down to a boundary stream, known as the Little Silver, on the northern periphery. Access to the majority of the fields is provided by extensive internal stone tracks or from the quiet council road which runs along the eastern boundary.

LOT 2:
PASTURE & POND EXTENDING TO ABOUT 12.21 ACRES
Lying immediately to the south of Lot 1, on the opposite side of the quiet council lane, this comprises an attractive block of gently undulating and productive pasture land, with a pretty and well established wildlife pond situated on the eastern boundary. There are two bowl barrow burial mounds, believed to date from the Late Neolithic/Bronze Age, situated upon this lot. Three separate gated access points are available from the council road.

LOT 3:
PASTURE LAND EXTENDING TO ABOUT 17.86 ACRES
Lying immediately to the west of Lot 2, on the opposite side of the quiet council lane, this comprises an excellent block of gently sloping and productive agricultural land currently sown to grass leys. A former stone quarry is situated within this lot. Two separate gated access points provide access from the council road.

METHOD OF SALE AND LOTTING
Offered for sale as a whole or in up to three lots, as detailed within these sale particulars. In the event of the property being sold in lots adequate provision may need to be made for appropriate easements and rights for services.

SERVICES & OUTGOINGS
We understand that West Catkill benefits from a mains water supply connected to the bungalow and farm buildings, with a private borehole water system connected to troughs on the majority of the land. Mains electricity (3-phase). The bungalow has a private drainage system (Please Note: the drainage system has not been inspected and due to its age is assumed to be non-compliant with the current General Binding Rules).
Council Tax: North Devon Council. Bungalow - Band D.

ADDITIONAL INFORMATION
Broadband: Copper broadband is available - highest available download speed 21 Mbps, highest available upload speed 1 Mbps. (Based on Openreach data).
Mobile Coverage: Coverage available via EE, Three, O2 and VODAFONE. For an indication of specific speeds and supply or coverage in the area we recommend contacting your own provider. (Based on Ofcom data)
Flooding: The property is in an area at a VERY LOW RISK from River/Sea and surface water flooding (defined as the chance of flooding each year as less than 0.1%) (Gov UK data).

Rights of Way, Easements, Wayleaves, etc:
The site of the wind turbine is currently leased, with the owners of West Catkill currently receiving an annual rental income of £500 per annum. The owners of the turbine have a right of access for maintenance, repair and renewal.
We understand that there are easements for mains and private water pipelines crossing the land.
We are not aware of any other rights of way crossing the property. 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.

Town & Country Planning
We are not aware of any occupancy restrictions on the bungalow although it has not been possible to inspect a copy of the original planning certificate.
The current use of the farm buildings is agricultural and some buildings may therefore meet the criteria for prior approval under Class Q of the Town & Country Planning (General Permitted Development) Order 2015, although prospective purchasers should make their own enquiries.

Agri-environment Schemes and Designations
The land is not currently subject to any agri-environment schemes. The land lies within a Nitrate Vulnerable Zone.
There are two bowl barrow burial mounds contained in Lot 2 which are registered as scheduled ancient monuments.

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.
We would note that it is suspected, although impossible to determine without expert assistance and analysis, that the fibre cement sheets used on some of the farm buildings may contain asbestos.
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 - Ref. STM250223 - date produced 08/10/2025

Occupying a tucked away and yet readily accessible rural position in the heart of Devon farming country, West Catkill lies within the attractive and gently undulating band of countryside to the south of the Exmoor National Park, between South Molton and Tiverton, within the pretty parish of Rose Ash. The holding lies within a well-regarded agricultural area, characterised by productive pasture and arable land, gently undulating topography, and a long-established farming community.
Despite its rural position the property enjoys easy access to the neighbouring villages and main routes of communication. Surrounding villages provide thriving local communities whilst the larger centre of South Molton affords a good range of everyday services. The A361 North Devon link road is within easy reach providing quick access to the regional centre of Barnstaple to the north west, with Tiverton and the M5 motorway (Junction 27) to the south east. Intercity rail links are available at Tiverton Parkway, offering regular mainline services to London Paddington, making the location practical for both business operations and haulage. International airports are available at Exeter and Bristol.
The region supports a wide range of farming enterprises including livestock, dairying, arable and mixed units. The area is also well served by agricultural contractors, merchants, and professional services, including the highly regarded Sedgemoor Auction Centre, and further markets at Exeter and South Molton, all within manageable driving distance.
The surrounding picturesque North Devon countryside provides a wealth of recreational activities including walking, horse riding, cycling, fishing on the rivers Mole, Bray and Taw, hunting, shooting and golf courses at Tiverton and Barnstaple. To the north the Exmoor National Park offers beautiful moorland scenery with many foot and bridle paths and the stunning North Devon coastline, whilst to the west are the popular sandy beaches of Instow, Saunton Sands, Croyde Bay, Putsborough and Woolacombe.
In summary, the holding occupies a strategic and desirable location for commercial agricultural use, offering the rare combination of rural seclusion, operational efficiency, and access to key farming infrastructure across the South West.