For Sale by Modern Auction – T & C’s apply - AUCTION DATE 16th May 2025A charming Grade II listed farmhouse, dating back to the early 17th century (English Heritage). Retaining original period features, including exposed beams and stone fireplaces, this character home offers an exciting opportunity for modernisation. Set within approx. 1.7 acres, it includes traditional stone outbuildings and barns with potential (STP), making it ideal for a smallholding or rural retreat. Private drainage. Freehold. Council Tax Band G. EPC - G.
THE PROPERTY Adams Hele Farmhouse comprises a Grade II listed residence, believed to date back to the early 17th century, as recorded by English Heritage. Steeped in history and owned by the current custodians for nearly 30 years, this charming property showcases a wealth of characterful period features.
Set within approximately 1.7 acres of organic wild meadow, the farmhouse enjoys a picturesque setting, complemented by large barns and traditional stone outbuildings, offering immense potential for a variety of uses. A great opportunity for sympathetic modernisation, ready to be transformed for its next chapter, the house is being offered for sale by the Modern Method of Auction.
AUCTIONEERS COMMENTS This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation Period. Interested parties' personal data will be shared with the Auctioneer (iamsold Ltd).
If considering a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided, which you must view before bidding. The buyer is responsible for the Pack fee. For the most recent information on the Buyer Information Pack fee, please contact the iamsold team.
The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase price inc VAT, subject to a minimum of £6,600 inc. VAT. This Fee is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.
Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £960 inc. VAT. These services are optional.
ACCOMMODATION Step into this inviting home and into the living space, where period charm meets contemporary comfort. This space epitomizes the essence of cosy elegance, offering a delightful retreat for relaxation and socialising.
The room's centrepiece is a magnificent stone fireplace, featuring a wood-burning stove, perfect for warming up on chilly evenings. The fireplace is framed by beautifully preserved stonework, adding character and historical charm.
This charming living room combines historical features with modern comforts, making it a delightful space for both everyday living and entertaining guests.
A timber and glazed door from the driveway opens into the entrance hall, featuring a striking solid oak inner door that leads into the main hallway, where a staircase rises to the first floor.
The property offers two generous reception rooms:
Reception Room One – A spacious and versatile entertaining area, highlighted by a large granite fireplace housing a stove with a back boiler. A window to the rear provides natural light, while a stainless steel sink and fitted cupboards run along one wall. Doors lead to the rear porch and an inner hall, as well as a small hallway with a glazed door opening onto the driveway.
Reception Room Two – A characterful space with exposed beams, a focal fireplace with a wood burner (currently not in use), and windows to the front, adding charm and warmth.
There is also a study, offering an ideal home office or reading nook with a window to the front elevation.
The inner hallway provides access to a modern ground-floor bathroom, featuring a white suite, including a bath with shower over, vanity sink unit, WC, and bidet. A built-in cupboard houses the hot water tank, and a window to the rear completes the space.
The rear porch offers access to the outside and includes a useful under-stairs storage cupboard.
The kitchen is fitted with a stainless steel sink, cupboards, drawers, and a gas cooker along two walls. A window to the rear provides a pleasant outlook, while plumbing is in place for both a washing machine and dishwasher.
A potential GROUND FLOOR ANNEXE comprises three separate rooms, with windows overlooking the driveway. Inner hallway giving access to the shower room and the drive.
The first floor is accessed via the main staircase from the hall, where a window overlooks the outbuildings. A narrow staircase leads to a large walk-in loft/roof space, offering excellent storage potential.
The accommodation includes four well-proportioned bedrooms, each full of character. Bedroom One features a fireplace with a cast-iron grate, a wash basin, and an adjoining shower cubicle, with a connecting door to Bedroom Three, which benefits from dual-aspect windows and a cast-iron fireplace. Bedroom Two has a window overlooking the driveway, a tiled fireplace, and a built-in storage cupboard, while Bedroom Four enjoys full ceiling height, exposed roof beams, and a window to the drive aspect. At the top of the second staircase, there is access to the landing and an external door, along with a separate WC and a good-sized shower room, which has the potential to be converted into a full bathroom.
OUTSIDE Adjacent to the farmhouse is a yard with traditional stone farm buildings which may lend themselves to adaption to alternative uses such as ancillary accommodation, studio/work space or holiday letting units, subject to the required consents.
There is a productive south-facing vegetable patch and various fruit trees behind the farmhouse and an adjoining paddock, ideal for grazing animals, with gated access from the lane and stunning countryside views.
The owners have managed the land organically throughout their time here, and have a wide selection of herbs and wild flowers, with increasing regard for nature, which has resulted in considerable growth in diversity and quantity of wildlife. Such as the Jersey Tiger Moth, day-flying moth, in the UK found only in Devon and Hariy Footed Flowerbees, to name a few. They also have nesting birds each year, Jackdaws, Robins and House Sparrows. Blackbirds nest in the greenhouse.
A paddock accessible from the courtyard which leads up to the country lane offers some good views of the surrounding area. The garden is positioned to the rear of the farmhouse on a south-facing slope with grassed areas, fruit trees, large, productive vegetable and soft fruit beds and greenhouse.
OUTBUILDINGS The driveway leads down to the property with a parking/turning area by the main entrance and continues to an inner courtyard by the outbuildings with further parking.
OUTBUILDING ONE - DETACHED STONE BANK-BARN
Ground Floor: 39' 6" x 19' (12.04m x 5.79m) divided into two areas with three window openings. Adjoining Lean-To Greenhouse
Upper Floor: 57' x 19' (17.37m x 5.79m) with access points at either end and five window openings along one side.
OUTBUILDING TWO- STABLE BUILDING
Of Stone Construction with Hayloft over- 36' x 16' (10.97m x 4.88m) divided internally into several stables/ stalls. Cobbled brick floor.
OPEN FROTED STORE - 18' x 7' 6" (5.49m x 2.29m)
BLOCK BUILT STABLE BUILDING - 27' 6" x 15' 8" (8.38m x 4.78m) divided internally into three stables/stalls.
GARAGE - 15' 4" x 8' 10" (4.67m x 2.69m) Metal up and over entry door.
SERVICES Mains water and electricity. Private drainage shared with neighbouring property. We are advised by the seller that the current drainage system requires upgrading and replacement.
HISTORY The exact age of the property is difficult to determine though it is understood that it dates back Early C17 however, we believe that it may be earlier.
KEY FACTS FOR BUYERS TENURE - Freehold
COUNCIL TAX BAND - G
EPC - G
SERVICES
Mains water and electricity. Private drainage shared with neighbouring property. We are advised by the seller that the current drainage system requires upgrading and replacement.
BROADBAND
Ultrafast Broadband is available but for more information please click on the following link -Open Reach Broadband
MOBILE COVERAGE
Check the mobile coverage at the property here - Mobile Phone Checker
MORE INFORMATION FOR BUYERS
For more information on this property, please click the link below..
PROPERTY REPORT - Key Facts for Buyers
You can see the title deed, plot size, square footage, aerial view, broadband speeds, and lots of other information relating to this property including school information and transport links.
FOR SALE BY AUCTION AUCTION
This property is for sale by the Modern Method of Auction which is not to be confused with traditional auction. The Modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer's solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing the additional time to exchange on the property means interested parties can proceed with traditional residential finance. The Property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack. The buyer will also make payment of £300 including VAT towards the preparation cost of the pack, where is has been provided by iamsold auctions.
LOCATION Situated on a quiet country lane, Adams Hele Farmhouse is a Grade II listed building located on the outskirts of Ashburton. The grounds benefit from far reaching views of the River Dart and beyond. Ashburton is a thriving Dartmoor town noted for its fine period properties and interesting shops. Local shops include butchers, artisan bakers, fish deli, post office with public library, pharmacy and there are numerous cafes/restaurants.
VIEWINGS Strictly by appointment with the award winning estate agents, Sawdye & Harris, at their Dartmoor Office - 01364 652652
Email - ashburton@sawdyeandharris.co.uk
If there is any point, which is of particular importance to you with regard to this property then we advise you to contact us to check this and the availability and make an appointment to view before travelling any distance.
PLEASE NOTE For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Items shown in photographs are not necessarily included. Room sizes should not be relied upon for carpets and furnishings, if there are important matters which are likely to affect your decision to buy, please contact us before viewing the property.
Prior to a sale being agreed and solicitors instructed, prospective purchasers will be required to produce identification documents to comply with Money Laundering regulations.
We may refer buyers and sellers through our conveyancing panel. It is your decision whether you choose to use this service. Should you decide to use any of these services that we may receive an average referral fee of £100 for recommending you to them. As we provide a regular supply of work, you benefit from a competitive price on a no purchase, no fee basis. (excluding disbursements).
We also refer buyers and sellers to our mortgage broker. It is your decision whether you choose to use their services. Should you decide to use any of their services you should be aware that we would receive an average referral fee of up £250 from them for recommending you to them.
You are not under any obligation to use the services of any of the recommended providers, though should you accept our recommendation the provider is expected to pay us the corresponding Referral Fee
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