WINKLEIGH | £325,000


A nicely presented MODERN DETACHED HOUSE situated on the outskirts of Winkleigh offering spacious and well laid out FOUR BEDROOM, TWO BATHROOM AND TWO RECEPTION ROOM accommodation including a CONSERVATORY and LPG GAS CENTRAL HEATING with OFF-ROAD PARKING FOR TWO CARS, DOUBLE GARAGE and ENCLOSED GARDEN.
SITUATION The rural Devonshire village of Winkleigh offers an excellent range of facilities and amenities including local shops, a butcher, Post Office, doctors surgery, veterinary practice, Church, two public houses, a mobile bank and library, and a primary school. The village and community also offers a wide range of social clubs and activities including a new Leisure Centre on the outskirts of the village, offering tennis, lawn green & short mat bowls, snooker and table tennis. The north Dartmoor town of Okehampton lies twelve miles to the south and offers a wider range of facilities and amenities including three supermarkets, further shops, accountants, solicitors, a dental practice, a cottage hospital, a secondary school/community college and a golf course. Barnstaple, North Devon's regional centre is just over twenty minutes drive, and with the Cathedral and University city of Exeter to the south, both offer the wide range of shopping, amenities and facilities one would expect from the county's principal town and city. Tiverton, the M5 motorway at Junction 27 and Tiverton Parkway station, which provides a fast Intercity rail link to London Paddington, are approximately one hour's drive, and there is also an international airport at Exeter.

There are excellent recreational and sporting facilities in the area with further Leisure Centres at Crediton, Okehampton, Chittlehamholt, Chulmleigh and Barnstaple, further tennis courts and clubs including the 'Tarka' centre with indoor courts at Barnstaple, local rugby, football and cricket clubs, world famous fishing in the rivers Taw and Torridge, additional nearby golf courses at Libbaton, Chittlehamholt, Chulmleigh and Down St Mary, excellent walking and riding in all directions, racecourses at Haldon Exeter and Newton Abbot, and sailing and watersports on North Devon's scenic and rugged coastline, being approximately three-quarter of an hour's drive.


DESCRIPTION 7 Kings Farm Lane is a super detached house situated on the edge of Winkleigh at the end of a quiet cul-de-sac of similar properties on a good sized corner plot. The property was built in the late 1990's by Swan Hill Homes and is of modern cavity brick construction under a tiled roof with uPVC double glazed windows and doors throughout as well as LPG gas central heating serviced by a boiler that was only replaced late year. Internally the accommodation is arranged over two floors and briefly comprises and Entrance Hall, a Dining Room, a Sitting Room, a Cloakroom, a Kitchen with separate Utility Room and a Conservatory, whilst on the First Floor there is a Master Bedroom with En-Suite Shower Room, three further bedrooms, and a Family Bathroom. The property has been well maintained throughout but would now benefit from some modernisation including redecoration and re-carpeting throughout. Outside and to the front of the property there is off-road parking for at least two cars allowing access into a Detached Double Garage, whilst at the rear of the property there is an enclosed Garden which runs to the side and rear of the property and briefly comprises a small area of lawn with an established shrub bed to one side and a vegetable garden with raised beds.

ENTRANCE From Kings Farm Lane, a tarmac drive gives access to a paved path leading up to the half glazed Front Door opening into the

ENTRANCE HALL with doors to the Cloakroom, Kitchen, Sitting Room and Dining Room, and stairs leading to the First Floor Landing. The Entrance Hall is finished with a coved ceiling, radiator, telephone point and laminate flooring.

CLOAKROOM An internal room fitted with a matching white suite comprising a low level WC and a pedestal wash hand basin with tiled splash backs. The room also benefits from a radiator, extractor fan and laminate flooring.

DINING ROOM with two windows to the front allowing good natural light, electric fuse boxes to one side, coved ceiling, laminate flooring and radiator.

SITTING ROOM A light and spacious dual aspect room with window to the front and fully glazed sliding patio doors to the rear overlooking and leading out to the Garden. On one side is a marble effect fireplace housing an LPG gas coal effect fire with timber surround and mantle. The room is finished with two radiators, a coved ceiling, TV and telephone points, two wall uplighters and laminate flooring.

KITCHEN/BREAKFAST ROOM A well fitted Kitchen/Breakfast Room with a range of matching oak fronted units to two sides under a roll top work surface with tiled splash backs including and incorporating a one and half bowl single drainer stainless steel sink unit with mixer tap set below a window to the front with tiled sill. On one side there is a four ring ceramic hob with pull out extractor hood over set between a range of matching wall cupboards, whilst at one end is a built-in 'Hotpoint' eye level double oven and grill. The Kitchen also benefits from space and points for under counter fridge and freezers, a radiator and a terracotta tiled floor. At one end is a small breakfast area suitable for a four seater table and giving access to fully glazed sliding patio doors into the Conservatory and a further door into the Utility Room.

UTILITY ROOM A useful room fitted with a range of matching units to one side incorporating a single drainer stainless steel sink unit to one side with tiled splash backs and space and plumbing for a washing machine below. In one corner is the Worcester LPG gas boiler providing domestic hot water and servicing radiators. The Utility Room also benefits from a range of fitted larder style shelving, radiator, further space and point for a fridge freezer, and half glazed door leading out to the Conservatory.


CONSERVATORY of uPVC double glazed construction under a pitched polycarbonate roof with fully glazed french doors overlooking and leading out to the garden.

FIRST FLOOR LANDING Returning to the Entrance Hall, stairs lead straight to the First Floor Landing with doors off to all principal rooms, window to the rear overlooking the garden and open countryside beyond, hatch to roof space, and radiator. On one side is the Airing Cupboard fitted with a factory lagged hot water cylinder with electric immersion heater and range of slatted shelving.

BEDROOM 1 A good sized double bedroom with a window to the rear with radiator below, overlooking the garden and allowing rooftop views over Winkleigh to open countryside in the distance. In one corner are a range of built-in wardrobes fitted with hanging rails and storage shelving. On one side a door opens into an

EN-SUITE SHOWER ROOM fitted with a matching white suite comprising a fully tiled shower cubicle housing a mains fed shower with wall mounted shower attachment on a riser; a pedestal wash hand basin with tiled splash backs; and a low WC both set below an obscure glazed window to the front. The en-suite is finished with an extractor fan, a radiator, and a shaver light.

BEDROOM 2 Another double bedroom with window to the rear overlooking the garden and allowing roof-top views over Winkleigh to open countryside in the distance, with radiator below. On one side are a range of built-in wardrobes fitted with hanging rails and storage shelving.

BEDROOM 3 Another double bedroom with window to the front with radiator below.

BEDROOM 4 A single bedroom with window to the front and radiator to one side.

BATHROOM with partially tiled walls and matching white suite comprising a panel bath with stainless steel mixer tap with wall mounted shower attachment and glazed shower screen to one side; pedestal wash hand basin and low level WC. The Bathroom is finished with an obscure glazed window to the front, extractor fan and radiator.

OUTSIDE From Kings Farm Lane a partially shared tarmac drive allowing parking and turning for at least two cars allows access to the Detached Double Garage with up and over door, concrete floor, power, light and water connected, and half glazed pedestrian door leading out to the garden. From the parking area a paved path gives access to the Front Door with a manageable front garden to one side which is mainly laid to lawn with a mature hedge to one side. At the end of the house a wooden pedestrian gate opens onto a further paved path which leads alongside the house and gives access to the rear garden which again is mainly laid to lawn with a mature shrub beds on either side. Immediately to the rear of the house there is a paved patio creating a lovely summer seating area allowing access into the Sitting Room and Conservatory via the fully glazed doors. On the remaining side of the house there is a productive area of garden including a greenhouse and four raised vegetable beds and a raised fruit bed all with paved and gravelled path around them creating easy working access. Beyond the veg beds is the LPG gas tank, the pedestrian door into the garage and a wooden pedestrian gate which returns to the parking area at the front of the property.

SERVICES Mains electricity, mains water and mains drainage. LPG gas fired Boiler providing domestic hot water and servicing radiators. Telephone connected subject to BT regulations.

VIEWING Strictly by appointment through the agent. Out of Hours Please Call 01769 580024
Floorplan for WINKLEIGH