Simonsbath, Minehead, Somerset, TA24.

Grand Grade II Listed Farmhouse with annexe.
Lawned garden with hot tub and resurfaced tennis court
Traditional stone courtyard with converted Threshing Barn
Four additional cottages
Impressive equestrian facilities with new indoor school and 18 stables.
Pastureland, Moorland and Woodland


In all about 894 acres
For sale as a whole


The Estate is within a private ring-fence with gently sloping south facing pastureland surrounding the farmstead. The farmstead is approached by a long tree lined drive from the north. To the south side of Kinsford Water the dramatic slope of Moorland, known as Hangley Cleave, rises to form the stunning view from the house.

Emmetts Grange House

Emmetts Grange is a Grade II Listed Georgian House constructed from stone with a slate roof. The house and surrounding traditional farm buildings and courtyards were built in the 1840s by John Knight who had bought the entire Exmoor Forest from The Crown.

Emmetts is generally considered to be the best example of a Knight House and the estate boasts a plethora of features dating back to the time referred to as the reclamation of Exmoor including a large section of the old road to Simonsbath, a waterfall created by the Knights, extensive beech banks and a vast field gutter system.

The house has recently undergone a programme of modernisation while retaining many period features with large open fireplaces, dentilled cornicing and traditional sash windows.
A series of lovely south facing rooms provide for excellent entertaining and living space. There is a useful back hall with utility, laundry and stores.
There are 9 bedrooms and 7 bathrooms (five ensuite) and a further ground floor studio annexe.

There is a large front lawn and a pretty part walled garden to the west of the house. The
amenities include a newly resurfaced outdoor tennis court.

Outbuildings

To the north of the house is a Grade II Listed courtyard of traditional stone barns and stables. The Threshing Barn has been converted to provide for a beautiful party / entertaining barn with exposed stone walls, wooden floors and large log burner.
On the north side of the farmstead there is open fronted mono-pitched agricultural barn and a large livestock shed with part concrete floor and feed passages.

Additional Accomodation

The additional cottages offer flexible accommodation, either linked to the house for guests or staff, or (as currently) for income generation. All the cottages have three bedrooms. The bungalow and detached cottage sit halfway down the main drive and the pair of semidetached cottages are set to the northeast of the courtyard.

Equestrian Facilities

There are a total of 18 stables which are split between the traditional courtyard at the rear of the main house and new Monarch stables within an American style barn. This includes heated tack room, wash boxes with hot water showers, and a feed room. The new 60 x 20m indoor area has an Andrews Bowen ProWax surface.

Agricultural Land and Moorland

The Estate extends to approximately 894 acres of which 360 acres is south facing pastureland suitable for sheep and beef farming. There is road or track access to nearly every field and most of the pasture can be mown. The pastureland soils are freely draining, acidic soils and the moorland soils are more permeable, wet upland soils with a peaty surface. There is approximately 15 acres of woodland.

There are 474 acres of enclosed moorland on the south side of the Estate which can be accessed directly from the local road. The moorland is free from any commoners' rights.

The estate offers purchasers the ability to invest in a diverse natural capital asset with high ecological, environmental and social value. There are significant opportunities to further enhance and capitalise on these through various public, private and corporate conservation schemes.

Emmetts Grange is set in a private position in the heart of the Exmoor National Park within the curtilage of the ancient village of Simonsbath which is the principal settlement in the civil parish of Exmoor and home to the famous Exmoor Forest Inn.

South Molton, known as the gateway to Exmoor is a bustling market town (recently voted the best national community market) and provides for all your essential shops and amenities.

Dulverton is a popular local hub with numerous independent shops and award-winning pubs and restaurants including Woods Restaurants.

The area is well-known for its many wonderful recreational activities with beautiful moorland walks and easy access to the magnificent sandy beaches of
the North Devon Coastline well known for surfing.

There are abundant sporting opportunities, including hunting with the Dulverton West, Exmoor and Devon & Somerset Staghounds and fishing on the Rivers Exe and Barle. Emmetts Grange is within 15 miles of the most famous shoots on Exmoor including Molland, Wellshead Estate and Challacombe.

There are an excellent range of local schools including Blundells at Tiverton, West
Buckland School at Barnstaple and Kings & Queens College at Taunton.

Communication links are good with the A361 at Tiverton
providing dual carriageway links to the M5 Motorway
network at Junction 27. Tiverton Parkway is a mainline railway station providing regular services to London Paddington in under two hours.