Broadclyst | Exeter
Broadclyst, Exeter EX5 3EL
A quintessential thatched cottage with a stunning two
bedroom barn conversion annexe. Highly sought after
village location with impressive landscaped gardens and
private drive. Complimentary contrast between old and
new. Well worth a look!
• Grade II listed, thatched cottage
• Barn conversion annexe
• 5 bedrooms
• 2 reception rooms
• 4 bathrooms
• Village location
• Lovely views
Kennicotts occupies a most pleasant situation in the centre of the
Village of Broadclyst and has a large level plot. The village has a
good range of amenities to include a post office/village store, two
public houses, Indian restaurant, church and sports centre, doctor’s
surgery and well-regarded primary and secondary schools. The
property is just over 6 miles away from the centre of the Cathedral
City of Exeter, which offers good private and public schools,
University of Exeter, excellent restaurants and good shopping in
Princesshay, as well as a mainline railway station offering a links to
London Paddington and Waterloo. Junctions to major roads are also
within easy reach including the M5 motorway.
A quintessential detached, thatched cottage enjoying a convenient
semi-rural location. This fabulous property has been enjoyed and
well maintained, with a fantastic barn conversion annexe in 2010.
This Grade II listed detached property is a National Trust property
and enjoys a wealth of character and features. The internal
accommodation is well laid out and compromises of a main house
plus a recently added separate annexe. Entrance hall with two
separate large reception rooms both enjoying views over the
garden. Moving through to the rear of the main house is a large,
well fitted kitchen/breakfast room with access to a downstairs
cloak/shower room and the annexe. Upstairs benefits from two
large double bedrooms and a light third bedroom. There is also a
clever addition of a shower room and a study area. The rear stone
barn has been brought into the accommodation, being a
complementing contrast between old and new. The annexe is a very
impressive two double bedroom and two bathroom with vaulted
ceilings and underfloor heating, benefitting from countryside views.
The approach is via a long gravel drive and offers parking for a
number of vehicles. The stunning gardens are a real credit to the
owners and measure around .68 of an acre and enjoy the back drop
of local St Johns Church. The gardens are mainly lawned and offer
a good degree of privacy. There are numerous pathways climbing
roses and an impressive wisteria.
The accommodation comprises:
Glazed and wood door…
ENTRANCE HALL Understairs storage cupboards. Coat hanging
rack. Coving. Radiator.
SITTING ROOM 4.39m x 3.98m (14’5” x 13’1”) An impressive
room with sash window and window seat with working shutters to
the front aspect. Enjoying a pleasant outlook over the gardens.
Fabulous decorative fire place on a slate hearth with wooden
mantle. Storage cupboards. Coving. Television point. Two radiators.
DINING ROOM 4.26m x 3.98m (14’0” x 13’1”) A large dining
room with sash window to the front with a pretty outlook and
window seat. Fitted wall to wall shelving and cupboards. Coving.
KITCHEN/BREAKFAST ROOM 8.24m max x 3.22m (27’ max x
10’7”) A large kitchen/breakfast room with an extensive range of
floor and wall mounted cupboards and drawer units. Work surface
over and tiled splash back. Four ring gas hob with extractor hood
and light over and double oven. Space for an American style
fridge/freezer, microwave and dishwasher. One and a half bowl
ceramic sink with drainer and mixer tap. Wine rack. Exposed beams.
Further storage cupboard with Vaillant boiler. Window and door to
the side. Two radiators.
DOWNSTAIRS CLOAK/SHOWER ROOM A modern white suite
comprising low level WC, wash hand basin with cupboard beneath
and further storage. Large walk in shower with Bristan shower and
extractor fan. Tiled flooring. Radiator.
Obscure glazed window to natural light.
Turning stairs to…
LANDING Access to loft space. Storage cupboard. Radiator.
MASTER BEDROOM 4.30m x 4.01m (14’1” x 13’2”) A large double
bedroom with sash window to the front overlooking the garden.
Period cast iron fire place. Coving. Radiator.
BEDROOM TWO 4.30m x 4.01m (14’1” x 12’10”) A large double
bedroom with a sash window to the front. Wall to wall built in
wardrobes with hanging rails and shelving. Period Casey iron fire
BEDROOM THREE 2.60m x 2.10m (8’6” x 6’11”) A light room with
a sash window to the front. Radiator.
STUDY 2.30m x 2.20m (7’7” x 7’3”) Exposed beams. BT point.
Storage access. Spotlighting. Radiator.
SHOWER ROOM Modern white suite comprising a large shower
area, wash hand basin within a vanity unit and low level WC.
Shaving socket. Extractor fan. Window to side. Radiator.
ANNEXE Double glazed and hard wood door…
ENTRANCE CONSERVATORY A very impressive entrance with
hard wood double glazed windows and roof. Exposed stone walls.
Tiled floor. Radiator.
KITCHEN/BREAKFAST ROOM 9.42m x 4.23m (30’11” x 13’11”) A
stunning open plan room plus seating area. Vaulted ceilings with
exposed beams and spot lighting. The kitchen benefits from an
extensive range of floor and wall mounted cupboard and drawer
units with tiled splash backs and work surface over. Five ring gas
hob with extractor hood and light over and double oven. Central
island with cupboards beneath. Integrated dishwasher. One and a
half bowl ceramic sink unit with mixer tap. Pull out larder rack.
Space for fridge/freezer. Radiator.
UTILITY With inter connecting door to the main house. Part glazed
vaulted ceiling. Stainless steel sink unit with cupboard beneath and
mixer tap. Space and plumbing for a washing machine and tumble
dryer. Wall mounted boiler. Exposed stone wall. Door to the house
and to the rear.
SITTING ROOM 5.70m x 3.87m (18’8” x 12’8”) A dual aspect
sitting room with hard wood, double glazed French door to a private
courtyard. Hard wood double glazed window to the side with a
pleasant outlook looking over the neighbouring farmland. Radiator.
BEDROOM ONE 3.95m x 3.19m (13’0” x 10’6”) Double bedroom
with dual aspect. Large hard wood windows to the rear and front
both benefiting from pleasant outlooks. Exposed beams.
EN-SUITE A modern suite comprising tiled shower cubicle with
power shower. Wash hand basin with mono tap and cupboards
beneath. Low level WC. Tiling to dado height and flooring. Access
to the loft space. Further storage. Spot lighting. Radiator.
BEDROOM TWO 3.99m x 3.82m (13’1” x 12’6”) A large double
bedroom again enjoying a light dual aspect. Hard wood double
glazed window to the fields behind and one to the side. Extensive
fitted wardrobes with hanging rails and shelving plus complementary
drawer unit. Television point. Spot lighting. Radiator.
OUTSIDE AGENTS NOTE: The vendor advises Kennicotts is currently held on a V1 170419 Designed and produced by Innovate Design & Print • T 07812 655345 • E [email protected]
Lease from The National Trust for 99 years from 10 April 1987, and
Long drive with raised sleeper bed boarder approaches the property. they have negotiated a new 99 year Lease (at their own expense) to be PLEASE NOTE THESE PARTICULARS HAVE BEEN PREPARED AS A GENERAL GUIDE. WE HAVE
Parking for a number of vehicles. Open rear tiled porch with power put in place on completion, for the benefit of the buyer. Ground rent NOT CARRIED OUT A DETAILED SURVEY OR TESTED THE SERVICES, APPLIANCES OR
and lighting with direct access to the kitchen/breakfast room. is currently £50 per annum and the contribution for buildings FITTINGS. PROSPECTIVE PURCHASERS SHOULD NOT RELY UPON MEASUREMENTS BEFORE
Pedestrian gate with pathway to the front door. The main gardens are insurance is approx £465.79 per annum. We are advised that there is BUYING CARPETS OR FURNISHINGS.
very attractive and beautifully maintained - a real feature and credit evidence of a badger set within the property boundary, and that the
to the owner, with meandering gravel paths and mainly laid to lawn. vendor has only sighted a badger once during their 30 year ownership. Tel: 01392 427500 PROPERTY AND
There is an abundance of climbers, rose bushes and fruit trees, there ACQUISITION AGENTS
is also an impressive wisteria and pergola. The gardens enjoy a back VIEWING The Old City Library,
drop of the local St John’s Church and offer a good degree of privacy. 1 Castle Street, Exeter, Devon, EX4 3PT.
Towards the bottom of the garden is a potential vegetable patch. Strictly by appointment with the agents. Before viewing, please
Compost area and large garden shed. The gardens also include a herb contact us to discuss any matter which may affect your decision www.wilkinsongrant.co.uk
garden, greenhouse and outside tap. To the rear of the property and to buy.
siding onto the annexe is a good sized courtyard with raised beds
and seating areas. There is an outbuilding with a small courtyard with
lighting accessed from the utility.
From the city centre proceed along Western Way, Blackboy Road
and Pinhoe Road. Proceed into Pinhoe and across the two mini
roundabouts. Follow the sign post to Broadclyst. Go through West
Clyst and into Broadclyst. On reaching the village turn left by the
Red Lion public house. Kennicotts is a short distance in front of you.