Ashwater, Beaworthy


Guide price

A small estate comprising Braddon Farmhouse, a privately situated imposing 3 bedroom Grade II Listed farmhouse for modernisation, with flexible accommodation, beautiful gardens and woodland. The Byre, a detached single storey 3 bedroom dwelling with stunning views, outbuilding and adjoining private woodland. Lot 4, A delightful large private lake with 2 islands, landscaped banks and surrounding woodland (25.18 acres in all). EPC Band E & D.


These are only summary details. Please download the brochure for full details.

The Braddon Estate enjoys a peaceful, rural position in the beautiful North Devon countryside within the parish of Ashwater. It lies almost mid way between the A30 and Holsworthy. Nestled in the centre of its own secluded woodland, there are walking and horse riding opportunities around the numerous tracks and paths around the Estate. The two nearest primary schools, Ashwater and Halwill, are both rated Good by Ofsted, as are the two nearest secondary schools at Holsworthy and Launceston. The highly regarded Shebbear College boarding school is 10 miles to the north.

Popular North Cornwall surfing beaches lie 15 miles to the west, also offering excellent opportunities to walk, swim, sail, gig row and fish. There are far reaching views over unspoilt countryside to the south, with the Dartmoor hills forming a handsome back-drop, again offering excellent walking and outdoor pursuit opportunities.

The market town of Holsworthy, known for its weekly livestock and panier markets, boasts a Waitrose Supermarket, a wide range of shops, banks, professional services and agricultural suppliers. Local amenities are available in nearby Ashwater (3 miles), including a pub, church and village shop. The A30 dual-carriageway which links Truro and Exeter, can be joined at Broadwoodwidger and Okehampton (8 miles and 16 miles respectively).


The Braddon Estate lies within a ringfence, accessed over a 0.8 mile long shared concrete drive. The two properties neighbour each other and sit within a small hamlet of 8 other dwellings, which have all been part of the Estate in the past. The lake and extensive mixed woodland, offer various income streams or could just be purchased to enjoy, as a long term investment. The Estate is offered for sale as a whole or in 7 lots.

**Initially, Stags are only marketing the property as a whole with a guide of £1,430,000 and an amalgamation of Lots 1,2 and 4 which offer a rare opportunity to acquire a small, country estate with 2 dwellings, a wonderful private lake and mixture of pasture and woodland with a total guide of £895,000.

Further woodland and pasture can be purchased together with these lots, although initially, the above 3 lots will not be available individually.

LOT 1 - BRADDON FARMHOUSE - (4.34 Acres in all)

Braddon Farmhouse is an imposing Grade II Listed dwelling, mainly of cob construction under a slate roof. It is generously proportioned and believed to date back to the 17th Century. It has many character features including exposed timber beams, a spiral staircase and two inglenook fireplaces. The property has been occupied most recently as two dwellings with interlocking doors on both floors, but this is very easily reversed.

It now offers potential for modernisation and includes a Farmhouse Kitchen with built in Siemens electric ceramic hob, Neff oven/grill, extractor hood, quarry tiled floor and exposed beams. There are pine wall and floor mounted cupboards, with timber effect laminate work surfaces and a stainless steel double sink and drainer. The Sitting Room and Dining Room both have inglenook fireplaces. There is a second kitchen/breakfast room and a rather special orangery with a mature grape vine and attractive views over the very private rear garden and grounds.

On the first floor are 3 Double Bedrooms (The master bedroom is generously proportioned and has a walk-in wardrobe). There are two Family Bathrooms with roll top bath, WC, wash hand basin and shower. There is also a fireplace, built-in drying cupboard, 2 further storage cupboards and plumbing for a washing machine.


The dwelling lies almost in the middle of its garden with large, established gardens surrounding it on all sides. There is a large pond in the front garden and in the rear garden are two greenhouses, a summer house, extensive lawned area and a comprehensive arboretum of established trees and shrubs. The garden leads into an attractive parcel of woodland (2.88 acres) that runs north until it meets the main drive, giving a purchaser an opportunity to bring in a more private access (subject to any consents required).

LOT 2 - THE BYRE - (5.34 Acres in all)

The The Byre lies on the south east edge of the Braddon Farmhouse s garden, overlooking the attractive meadow within Lot 3, and its own woodland with attractive rural views towards the Dartmoor hills. At the southern end is a decked terrace, which is an ideal spot to sit and enjoy the wonderful views. The property fronts onto a drive that only leads to woodland, ponds and pasture, within the other lots.

The accommodation can be seen on the attached floorplans, but in summary comprises a large fully equipped Kitchen/Dining area, a good sized Living Room with vaulted ceilings, which leads out on to the decked terrace. There are 3 Double Bedrooms, a Family Bathroom and a partially boarded out Loft Area with skylight window. The master bedroom also has its own access giving it the flexibility to perhaps be used as a home office or other use (subject to any required consents).


To the south and west of the Byre is a substantial large outbuilding. Attached to the northwest corner of the dwelling is a store. There is limited garden to maintain, which quickly runs in to the 2.71 aces of attractive young mixed woodland to the south. Mown paths make this a delightful, private area to observe the rich wildlife and flora and fauna as well as a natural playground for a young family.

LOT 4 - LAKE (15.5 Acres in all)

Stunning 2.6 acre lake together with attractive landscaped pasture banks (2.8 acres) and approximately 10 acres of adjoining woodland to the south. The numerous mown paths allow access to enjoy the wildlife and peace and tranquillity. Beside the lake, a substantial summerhouse, with a slate roof and open fire and chimney provides an ideal spot to relax. The lake enjoys a very secluded position. It is likely to appeal to buyers wanting a private and exclusive hideaway . Alternately it may have other, more recreational or commercial potential uses, perhaps utilising the 28 days Permitted Development Right rules, including camping, fishing or even a wedding venue, (subject to any required consents).


Lot 1: Braddon Farmhouse and Lot 2 The Byre: Mains water and mains electricity. Shared private drainage. Disconnected central heating system.

Lots 3, 4 and 5: No services connected. (Both mains water and electricity are nearby and may be suitable for connection, having both been recently been upgraded to the Estate).

Lot 6: Mains electricity. (Mains water is nearby and may be suitable for connection)


Please take care when viewing the property, particularly in the vicinity of lakes. Children and dogs are to be kept under control at all times please. Some of the ground maybe uneven. Covid viewing protocols are in place and will be clarified in writing to all those making viewing appointments.


Strictly by prior appointment with the vendor s appointed Agents, Stags Launceston Office.


From Launceston take the A388 road north towards Holsworthy, passing through the village of St Giles on the Heath. After passing through Chapmans Well, take the second right hand turning beside the 3 wind turbines, signposted to Halwill, Ashwater and Blagdon Manor. Keep on this road for 2 miles and at the first cross roads (Sandymoor Cross), turn right towards Ashwater. After a mile take the first left into the entrance lane signposted Braddon and East Venn when this forks, bear left. Proceed into the woodland and continue to the end of the lane, past a turning left to the forestry barn. When the drive forks again, keep right and the entrance to Lot 1 shall be on the right, immediately before the single storey Byre (Lot 2). Please see the plan for access to the other lots. A For Sale Board has been erected where the drive turns off the road.

Arrange viewing 01566 248005

Stags - Launceston

Kensey House, 18 Western Road, Launceston, Cornwall, PL15 7AS

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