LOCATION Challacombe which is a picturesque Exmoor village with stream, ford, village shop with post office and tea gardens, church and The Black Venus Inn which is known for good food within the area. Home Place Farm Holiday Cottages is located in the rural North Devon countryside but only 6 miles from the sea (at Combe Martin) and has easy access within Exmoor National Park. Combe Martin is 6 miles away with shops, restaurants, pharmacy, petrol station, health centre and the Pack O’Cards Inn. Parracombe Church of England primary school is 6 miles away. Further facilities can be found in Ilfracombe (16 miles) with supermarkets, restaurants and secondary school. The independent school of West Buckland, near Barnstaple is 8 miles away. The North Devon coastline is renowned for its excellent surfing beaches at Woolacombe, Croyde and Saunton Sands which are all within easy reach. The South West Coastal Path which provides uninterrupted cliff top and coastal walks is 11 miles away. The property has a peaceful and rural setting with access via footpaths into Exmoor. Popular tourist attractions in North Devon include the former fishing village of Clovelly, RHS Garden Rosemoor at Great Torrington and the theme parks of Milky Way and The Big Sheep are within the area. National Trust properties of Arlington Court and Knightshayes Court make ideal day trips. Exmoor National Park with its enhanced public access is extremely popular with walkers, cyclists and horse riders. Lynton & Lynmouth with its funicular railway, Doone Valley and Dunster village with National Trust Castle and original yarn market are popular with guests. BUSINESS The holiday letting cottages and spa is run as an established and profitable business which has been in the same ownership since 1996. They are currently open February – October and close for the winter months and advertise their properties via their websites: www.farmhousespa.co.uk and www. holidayexmoor.co.uk. Home Place Farm Holiday Cottages is an adult only site and do not take children or dogs at this time. Gross turnover in 2020 was £50,807. In the previous year of 2019 the gross turnover was £67,012 And in 2018 the turnover was £70,019. The current owners have built up the holiday letting business, spa facility and B&B and currently do not major on the camping and caravan site. They advertise the business via Visit Exmoor, Visit Devon, British Finest, Airbnb, TripAdvisor, the online booking system of Eviivo and have previously used booking.com. There is potential to develop a glamping business on site down at the lake area and the agricultural barn, car port and the hideaway have the potential to be developed into selfcatering accommodation subject to the necessary consents. Trading information can be provided to bona fide purchasers. The biomass boiler has a 20 year payback from 2015 of £3,665 per annum and currently runs the spa, Byre and Dairy cottages. There is also a new oil-fired backup boiler. Within the house is an additional biomass boiler and there are solar PV panels, which provides electricity to Coop Cottage and the spa. PROPERTY Period farmhouse of rendered elevations under a pitched slate roof with an entrance hall with flagstone floors and stairs to first floor accommodation. Doors to rooms. Sitting room with inglenook fireplace with heavy beam over housing wood burning stove and heavy beam over ceiling. Built in cupboard. Dining room accessed via original slat door with beam ceiling and slate floor. Oak kitchen with stainless steel sink and inglenook fireplace with heavy beam over housing Aga gas range cooker. Plumbing for dishwasher. Heavy beams over ceiling and spotlights. Boot room with flagstone floor, skylights, biomass boiler and door to outside. Original slat door into dining room. (Potential to remove a wall to make this open plan, subject to gaining the necessary consents). From the boot room, access to the cloakroom and door leading through into the utility room with plumbing for automatic washing machine and tumble dryer. Door leading to outside to the rear of the cottages for changeovers. At first floor, landing with exposed roof trusses and doors to rooms. Window to rear. Access to roof void. Bedroom 1 with built in wardrobes and wash hand basin in vanity unit. Access to roof void. Bedroom 2 with en-suite shower room with white suite. Bedroom 3 with exposed roof truss and door leading into bedroom 2. Bedroom 4 with built in wardrobe and en-suite shower room with a white suite. Family bathroom with a white suite. Outside front gardens with a high degree of privacy laid to lawn with flower and shrub borders. Slate path leading to the front door. Side gardens with a high degree of privacy from the guests with a gravel path accessed from the front and rear. There is also access from the sitting room leading onto an enclosed patio area with hot tub. The rear gardens are mainly laid to lawn and are open plan with the cottages but could be enclosed if required. Path leading to the top garden and to the rear of the hideaway. Potential to use the rear gardens for a vegetable patch due to its sunny location. Can easily be accessed via the boot room. COTTAGES All of the cottages are self-contained and have new ledge and brace doors and have features such as painted stone walls, exposed roof trusses, brown leather sofas, a flat screen TV, music system, woodburning style electric fires in the sitting rooms and modern kitchen facilities plus white bathroom suites. The first floor rooms have skylights. There is a central cottage courtyard which is next to the car port and the spa which has a resin gravel area for low maintenance in front of the cottages. The cottage guests are allowed to unload here but park in a central gravel car park. The cottages have outside seating areas to front in the courtyard, except Byre Cottage which has its own rear garden with seating. Byre Cottage can be accessed from the courtyard or from the cottage car park, the remainder can be accessed from the rear gardens or from the front courtyard. BYRE COTTAGE Two storey stone cottage with a sitting/dining room, kitchen with access onto the rear gardens and bathroom. At first floor landing are 3 bedrooms. Bedroom 1 with en-suite shower room. 4 person hot tub in the rear garden. (Sleeps 4). DAIRY COTTAGE Two storey stone cottage with an open plan sitting /dining room and kitchen, Stairs to first floor and access into bathroom. At first floor landing and 2 bedrooms. (Sleeps 2). STABLES COTTAGE Two storey stone cottage with an open plan sitting/dining room and kitchen. Stairs to first floor and access into bathroom. At first floor landing and 2 bedrooms. (Sleeps 2/3). GRANARY COTTAGE Two storey stone cottage with open plan sitting/dining room and kitchen area with an inglenook fireplace with heavy beam over and bread oven housing a wood burning stove. At first floor level a bedroom with family room and en-suite bathroom. (Sleeps 2). COOP COTTAGE Single storey stone built cottage with 2 en-suite rooms currently providing a sitting room with wood burning stove. Glazed doorway leading into the front garden which is currently not used. Modern kitchen/diner and en-suite shower room. In addition, there is a bedroom with en-suite shower room. Outside there is a patio area to the front for seating for guests along with a 3 person hot tub. (Sleeps 2). (Potential to be converted into a holiday cottage or an annexe for a dependant relative subject the necessary consents). OUTSIDE Set in 4.24 acres including a level paddock which is used as a CL site licenced for 5 touring caravans & tents with 2 electrical hook ups which lead down to the lake. Ideal location for a marquee. The lake is stocked with coarse fish and has an island located at the bottom of the site with a picnic table for guests. Enclosed paddock area used as an animal enclosure with fencing and where the footpath leads out of the property. The hideaway 7.14m x 3.38m (23.43’ x 11’09) with WC facilities, boiler, separate shower cubicle and 4/6 persons electric sauna. Formerly a games room. Currently the building is only used for the storage. (Potential to convert into a full toilet block for the camping site, an office/reception for the business or to be converted into a 1 bedroom holiday cottage subject to gaining planning consent). Double car port housing the pump house for the spa and currently used as a log store. Door to the rear leading into the agricultural barn. Agricultural barn 10.11m x 5.91m (33.17’ x 19’39) of corrugated tin with skylights, water holding tank, power and lighting plus housing the biomas compact 35 boiler. (The car port along with the agricultural barn could be relocated into the paddock. The building has the potential to be converted into an additional holiday letting cottage subject to gaining the relevant planning consents). LEISURE FACILITIES Spa facility within a converted stone barn with slate roof. At ground floor level two treatment rooms, one fitted out as a wet room, both with wash hand basins. Downstairs cloakroom. Pool room 8.19m x 5.57m (26’87 x 18’27). At first floor a vaulted ceiling with exposed roof trusses with shower and tiled steam room. Built in music system. 3 wooden steamer loungers. tea and coffee making facilities for the guests. Stone tiled floor leading to tiled swim spa with plant room and heat exchanger located within the car port. Skylights.