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The Linhay,
Bodstone Barton Farm, Berrynarbor, EX34 0NT
A spacious Linhay conversion set in 8.8 acres in glorious rural
surroundings with distant sea views.
Berrynarbor Village 1.5 miles. Combe Martin 3.5 miles. Barnstaple 8.5 miles.
• 5 Bedrooms, 2 Bathrooms • Sitting Room, Conservatory • Kitchen/Dining Room • Scope
to convert more • Adjacent period barn • Triple Workshop/Garage • Other Equestrian
facilities • 8.8 Acres. •
Guide price £425,000
Cornwall | Devon | Somerset | Dorset | London

The Linhay, Bodstone Barton Farm, Berrynarbor, EX34 0NT
SITUATION AND AMENITIES
Situated between Berry Down and Berrynarbor village, in glorious rural surroundings, enjoying distant sea
views, the centre of this sought after and thriving village itself is about 1.5 miles, and offers community
Post Office / general store, an excellent 13th Century village inn, church and village hall, together with a
well-respected primary school. The popular North Devon coastal village of Combe Martin is about 3.5
miles, set at the bottom of the hilly coastline, and has a sheltered beach, along with a variety of shops
catering for day to day needs. A little further afield, about 4.5 miles, is the town of Ilfracombe with its
quaint harbour and more extensive shopping facilities and amenities including supermarkets, schools for
all ages, leisure centre, theatre and a further beach at Watermouth. The surrounding countryside and
coastline provide excellent recreational facilities, with lovely wide open beaches in the Woolacombe area,
about 25 minutes by car. The Exmoor National Park is also easily accessible and provides endless
bridleways and footpaths for those who wish to ride or walk and appreciate the dramatic rugged
countryside. Barnstaple town is about 8.5 miles, or 20 minutes by car, and as North Devon's regional
centre, houses the area's main business, commercial, leisure and shopping venues. At Barnstaple, there is
access to the North Devon Link Road, leading through to Junction 27 of the M5, part of the National
Motorway Network, whilst Barnstaple Railhead provides a link to the National Railway System.
DESCRIPTION
The Linhay, together with all its various components offers tremendous scope for a variety of uses. At
present, the property has an equestrian bias, and several of the specialist components have been installed
at great expense; these include an indoor horse hydrotherapy pool, loose box with solarium heat lamp and
sand school. The Linhay itself is an interesting building, of period origin, presenting elevations of stone
beneath part slate and part tiled roofs. The property is arranged on a split level basis, and although it
appears to be of single storey construction, the accommodation is actually arranged over two main levels,
with a third level currently utilised as storage, but with potential for conversion to additional
accommodation, subject to planning permission. The accommodation is bright, spacious and versatile,
and could accommodate dual occupation use by two parts of the same family. There is even provision for
disabled use to part of the property. The Linhay is attached to an adjoining stable building in separate
ownership, but which, in the agent's opinion, has no bearing on the enjoyment of The Linhay itself.
Attached at one end is the indoor horse hydrotherapy pool area, and in turn, attached to this is a former
two storey stone barn / stable block, which possibly offers potential for conversion to holiday
accommodation, subject to planning permission. Below this is an excellent triple garage / workshop. The
land is arranged to the rear and side of this building, where there is also a sand school. In all, the grounds
amount to approximate 8.8 acres.
The property is situated between the original farmhouse and some substantial former agricultural barns,
upon which we understand, consent has been achieved to demolish these and construct a substantial new
country house in their place. The driveway is initially shared, but eventually becomes private, and first leads
to the front of The Linhay itself, and then beyond to the buildings, which possibly have potential to create
revenue.
All in all, there is something for everyone at The Linhay, which truly has to be inspected to be fully
appreciated. The accommodation with approximate dimensions comprises:
GROUND FLOOR
CONSERVATORY
9.14m x 3.66m (30'0 x 12'0)
Two sides are in UPVC and two feature exposed stonework. The room incorporates some flower borders,
and part ceramic tiled flooring. A glazed door with matching side panel leads to
SITTING ROOM
6.17m x 5.26m (20'3 x 17'3)
Featuring stone fireplace with beam above, fitted wood burner. Beamed ceiling. Open archway to
KITCHEN / DINING ROOM
6.27m x 4.39m (20'7 x 14'5)
A good range of modern units incorporating a single drainer 1.5 bowl stainless steel sink unit, adjoining
work surfaces, drawers, cupboards and appliance space under. Plumbing for both washing machine and
dishwasher. Stanley oil fired range for cooking, heating and domestic hot water. Further matching wall
cupboards. Part beamed ceiling. Ceiling mounted rustic wheel shaped flower drying feature.
REAR LOBBY
With beamed ceiling. Coat pegs. Double glazed door to rear external staircase to COURTYARD.
From the sitting room, there is access to
BEDROOM 5
4.57m x 3.63m (15'0 x 11'11)
With range of fitted wardrobes. There is an
EN-SUITE BATHROOM
Also accessed separately from the sitting room, on a 'Jack and Jill' basis, with a new suite incorporating
panelled bath, mixer tap / shower attachment, tiled surround, low level WC, pedestal wash hand basin.
Half tiled walls.
From the kitchen / dining room, there is an inner hallway, with staircase rising to first floor - described
later.
BEDROOM 1

The Linhay, Bodstone Barton Farm, Berrynarbor, EX34 0NT
6.10m x 3.91m minimum (20'0 x 12'10 minimum)
Two double glazed windows to side, stable door to side. Feature alcove.
(This room could possibly utilise as a bed sitting room for elderly relatives, and is also handicap friendly,
with low level plugs and light switch. There is also a gradual ramp from the bedroom to the inner hallway,
and then through to the reception areas).
EN-SUITE WET ROOM
Fully tiled, with pedestal wash hand basin and low level WC.
BEDROOM 2
3.78m x 2.18m (12'5 x 7'2)
Double glazed window to side. Beam to ceiling.
FIRST FLOOR GALLERIED LANDING
BEDROOM 3
3.94m under skeilings x 3.68m (12'11 under skeilings x 12'1)
Velux window to side. Exposed ceiling beam. Door to eaves storage.
BEDROOM 4
3.94m under skeilings x 2.26m (12'11 under skeilings x 7'5)
Window to front. Beamed ceiling.
CELLAR
13.72m x 6.10m overall (45'0 x 20'0 overall)
Currently divided into two rooms and utilised as storage, but with potential for conversion to additional
accommodation, as previously mentioned (it may be possible to install a staircase from the kitchen / dining
room downwards). There is power and light, door to the rear courtyard, and also internal doors leading
through to the
INDOOR HORSE HYDROTHERAPY POOL AREA
24.84m x 10.16m overall (81'6 x 33'4 overall)
There are triple aspect windows around the circular pool area, which has a fitted bridge, walking area
around side and filtration system.
LOOSE BOX
4.37m x 2.39m (14'4 x 7'10)
With solarium heat lamps, lighting and power points.
Stable door to courtyard.
ATTACHED TWO STOREY STONE FORMER BARN /
STABLES
13.11m x 4.93m (ground floor area) (43'0 x 16'2 (ground floor area))
With similar area at first floor level, approached by a fixed staircase and power and light connected. There
is a large concrete yard area between the buildings, and leading around to the back of The Linhay. There is
then a
TRIPLE GARAGE / WORKSHOP
Of block construction with rendered elevations, beneath a slate roof. The main open plan twin bay section
measures 37'6 x 30'10. There is a further section adjoining measuring 30'0 x 14'0. There is power and light
connected, as well as WC and wash hand basin. There is a further open fronted LEAN TO measuring 31'0 x
13'0. Any of these buildings could be adapted to additional stabling.
From the top of the drive, there is access to an enclosed SAND SCHOOL, as well as the land which is
arranged as two fields, and amounts to about 8.8 acres in all. There is potential for a formal area of
garden, to the front of The Linhay, where there is also ample off road parking separate from the buildings.
LOCAL AUTHORITY
North Devon District Council, Civic Centre, North Walk, Barnstaple, Devon, EX31 1EA. 01271 327711.
DIRECTIONS
From Barnstaple, depart in a northerly direction along the A39, passing the North Devon District Hospital
on your right hand side. Proceed straight through the traffic lights, and shortly after, turn left onto the
B3230 towards Ilfracombe. Follow this road through Muddiford, and shortly after leaving the village, bear
right, signed Combe Martin. Continue along this country road until reaching Berry Down Cross. At the
junction, bear right, continue in the direction of Combe Martin, and after about half a mile, bear left,
signed Berrynarbor. Drop down the hill and after about 1/3 mile the entrance to Bodstone Barton Farm
will be found on the left identified by our For Sale board. Proceed down the main drive and the private
drive to The Linhay is named.
SERVICES
Mains electricity. Private water supply (mains water available nearby). Oil fired central heating. Shared
private drainage system.
SPECIAL NOTE
1. There are newly fitted carpets virtually throughout the property.
2. An adjoining neighbour has expressed interest in purchasing approximately 2 acres of the 8.8 acres,
and therefore, there is potential to purchase the property with less land, if required.
WEB FIND
53132
Energy Performance Certificate
Bodstone Barton Barns
Combe Martin
ILFRACOMBE
EX34 0NT
Dwelling type: Detached house
Date of assessment: 31 May 2011
Date of certificate: 31 May 2011
Reference number: 8709-6198-3729-6176-5593
Type of assessment: RdSAP, existing dwelling
Total floor area: 219 m²
This home’s performance is rated in terms of the energy use per square metre of floor area, energy efficiency
based on fuel costs and environmental impact based on carbon dioxide (CO ) emissions.
2
Energy Efficiency Rating Environmental Impact (CO ) Rating
2
The energy efficiency rating is a measure of the The environmental impact rating is a measure of a
overall efficiency of a home. The higher the rating home’s impact on the environment in terms of
the more energy efficient the home is and the lower carbon dioxide (CO2) emissions. The higher the
the fuel bills are likely to be. rating the less impact it has on the environment.
Estimated energy use, carbon dioxide (CO ) emissions and fuel costs of this home
2
Current Potential
Energy use 216 kWh/m² per year 162 kWh/m² per year
Carbon dioxide emissions 11 tonnes per year 8.0 tonnes per year
Lighting £111 per year £79 per year
Heating £1,549 per year £1,177 per year
Hot water £297 per year £208 per year
You could save up to £495 per year
The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel
costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated
using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes,
consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures
do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they
reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date
because fuel prices can change over time and energy saving recommendations will evolve.
Remember to look for the Energy Saving Trust Recommended logo when buying energy-efficient
products. It’s a quick and easy way to identify the most energy-efficient products on the market.
This EPC and recommendations report may be given to the Energy Saving Trust to provide you with
information on improving your dwelling’s energy performance.
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The Linhay, Bodstone Barton Farm, Berrynarbor, EX34 0NT
30 Boutport Street, Barnstaple, Devon, EX31 1RP
Tel: 01271 322833
Email: barnstaple@stags.co.uk
These particulars are a guide only and should not be relied on for any purpose stags.co.uk