Exe Valley, Bampton, EX16

Set in picturesque surroundings Primrose Cottage is a fantastic two-bedroom cottage dating back to circa 1870 which enjoys a number of period features. However, it is the outside space that really sets this property apart with a substantial south facing garden featuring a large summer house and pond.

Entering the property through the front stable door you are greeted by a good size entrance porch which provides plenty of space for all your outdoor apparel. A further door then opens into the sitting room with the custom fitted solid pine stairs immediately in front of you providing access to the first floor. The room itself is a good size with the impressive large Inglenook fireplace with log burner creating a real 'wow' factor along with the exposed wooden beams and slate window sill. One can imagine relaxing on a cold winters night feeling warm and cosy with the log burner crackling away whilst enjoying a glass of wine and a good book.

Heading through into the kitchen we find a superbly presented room with an abundance of cream country style shaker units at both base and eye level. These are complimented by a good amount of wood effect worktop providing plenty of space for those who enjoy cooking and baking along with two windows to provide plenty of natural light. There is an electric oven with electric hob above along with extractor fan to help bring your culinary creations to life. The space has been cleverly designed and benefits from an under counter integrated fridge and freezer along with an integrated washing machine.

Venturing upstairs we find a landing with exposed wooden floorboards and a sun tunnel providing a nice amount of natural light, off of which are two double bedrooms and the bathroom. The main bedroom is very generous especially as it has the benefit of a built in wardrobe space and also features exposed wooden floorboards as well as a deep slate window sill with window offering lovely countryside views. The second bedroom is a smaller room but still accommodates a double bed and again features wooden floorboards, slate window sill with countryside views as well as a lovely slate shelving feature. Completing the upstairs is the bathroom which is tiled in a contemporary grey colour scheme and has a matching white suite with electric shower over the bath. The room also features a heated chrome towel rail as well as both a window and skylight providing lots of natural light and ventilation.

Heading outside there is parking immediately outside the property as well as an attached outhouse which houses the boiler. The main garden is found across the road from the property but is certainly worth the very short walk. As you head down the steps with apple, pear and cherry trees lining one side the space opens up to reveal a fantastic mature garden with huge amounts of lawned space to enjoy. However, it is the addition of the large summer house that the current owner has enhanced that really creates the wow factor for this outside space. This is a fantastic extra living/working space especially in the summer months. It comes complete with electricity and double glazing, a wonderful retreat to entertain friends and family alike. In addition to the summer house there is a greenhouse and wood store and heading to the far end of the garden we find a pond along with a raised terrace area enjoying superb countryside views, the perfect place to relax on a summer's evening with a glass of wine. The property also benefits from a garage with electric and up and over garage door and in front of this parking for several more vehicles.

The cottage is situated just south of Bampton, a small historic town with Motte dating back to 1067 and lying on the very edge of beautiful Exmoor National Park. The whole town centre is a conservation area, and there are almost 100 listed buildings and other objects within the parish as well as a large range of shops, pubs, restaurants, businesses, and places to stay. Closer to home and within a five minute walk is the lovely Exeter Inn. Tiverton is a 10 minute drive and junction 27 of the M5 is under 15 minutes away.

VIEWING By prior appointment with Redferns

SERVICES Mains Electric and Water with Private Drainage and LPG central heating.

INTERNET: Full Fibre Broadband (Download Speeds up to 1600Mbps) is available (Checked on Openreach website)

MOBILE: Coverage is available for EE, O2 and Three outside the property but limited for Vodafone and limited or no coverage inside for all four networks (Checked on Ofcom website)

FLOOD RISK: Very low risk of flooding from rivers and the sea. Very low risk of surface water flooding.

OUTGOINGS Council Tax Band C

TENURE Freehold

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AGENTS NOTE
Data protection act of 2017. We are now required to obtain proof of ID and proof of residence for any prospective purchaser before formally agreeing a sale. Photographic identification such as passport or driving licence, proof of residence, utility bill, council tax or official Inland Revenue correspondence.

IMPORTANT NOTICE
1. Every care is taken in preparing these particulars but they do not constitute nor constitute any part of an offer or a contract. They are prepared in good faith but they are for guidance only and intended to give a fair description of the property.
2. Statements contained in these particulars are not to be relied on as statements or representations of fact and are made without responsibility on the part of the agents or vendor. An intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each statement. The vendor does not make or give and neither the agents or their employees have authority to make or give any representation or warranty in relation to the property or its use.
3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These must be verified by any intending purchaser.
4. All properties are offered subject to contract and being unsold. No responsibility can be accepted for any expenses incurred by any intending purchaser in inspecting any property which has been sold, let or withdrawn.
5. The photographs show only certain parts and aspects of the property at the time they were taken. Any areas, measurements or distances given are approximate only.
6. Descriptions of a property are inevitably subjective but we endeavour to make our particulars accurate. If there are any points of particular importance please contact us before viewing and we will be pleased to check or clarify information.