# 3 bedroom smallholding for sale (EX20 1SH) ## Property Details | Key | Value | |-----|-------| | Address | DUTCHFORD FARM, BROADMOOR LANE, OKEHAMPTON, DEVON EX20 1SH | | Price | £390,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Last sold | £700,000 Jul 2022 | ## Description The Willows is a delightful smallholding including approx 5 acres of paddocks, extensive driveway parking, detached barn, further outbuilding/garage and timber built 3 bedroom detached bungalow with certificate of lawful residential use.* All located in a rural location on the fringes of Okehampton, with stunning views across Devon countryside towards Dartmoor. THE PROPERTY The internal accommodation includes a stunning open plan living/kitchen/dining area with a modern fitted kitchen with feature Island workspace and breakfast bar, other benefits include Belfast sink and Rangemaster cooker, feature Woodburner and Bifold doors opening to decking and out to garden/paddocks. Other rooms include a utility, conservatory and three bedrooms.Outside of the property is extensive driveway parking for multiple cars, two large detached outbuildings both with power, one with the solar panels (previously the garage), the other a spacious barn currently being used to house goats.There are then multiple paddocks adjacent and behind the house, plus a shed containing the operating system for the water retrieval via the Bore hole. The bungalow is timber built with a steel base upon concrete pillars and the current owner has advised us the Willows is unmortgageable therefore will only be relevant to cash purchasers. THE LOCATION Okehampton offers a wide range of shops and services and has three supermarkets including a Waitrose. The town offers a array of independent shops and strong educational options for all ages, plus a modern leisure centre.. The town is situated on the northern fringes of the Dartmoor National Park. The property shares the driveway access with one neighbouring property, The Willows then has a significant parking area for numerous vehicles adjacent to the house. Detached Outbuildings: Both have power. Outside space-The main paddocks all ideal for animals and are subdivided by fencing. DIRECTIONS From the Okehampton Waitrose roundabout proceed out of the town, passing the turning for the school & rugby club on the right hand side before taking the next left hand turning signposted Broadmoor Lane. Carrying on to the end of this unmade lane/bridleway you will be find two properties at the end, with the left hand one being The WillowsServices Local Authority: West Devon Council Tax Band: A Tenure: Freehold Heating: Multi Fuel Burner & Mains Electric, the property has a hot water tank for hot water Solar; The property benefits from 15 Panels creating approximately 6kw of daily electricity. Services: Shared Bore hole for water and sewerage treatment plant drainage both shared with neighbouring property Energy Efficiency Rating: Exempt Flooding- This is deemed to be very low risk for rivers, seas and very low for surface water. Internet- We understand that standard broadband can be found in this locality. Mobile Phone signal - Several networks are currently displayed as available at the property with 02 & Vodaphone showing the strongest. The current owner uses Starlink and achieves speeds ranging between 150-250 Mbps AGENT'S NOTES To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers once any sale is agreed, and check proof of funding. We use the services of a third party, Thirdfort, an FCA registered company, We will require the full name, mobile phone number and current address of all buyers. There is a nominal charge of £20 including VAT for this, (per person), payable direct to Robert Williams Estate Agents. Details will be provided upon request. Please note, we are unable to issue a memorandum of sale until all the required mandatory checks are complete. It is a mandatory requirement for a Sales or Lettings Agent to be part of a redress scheme, we have membership with The Property Ombudsman (a government approved redress scheme). It is a mandatory requirement for a Lettings Agent to be part of a Client Money Protection scheme, we have membership with Propertymark (a government approved client money protection provider). ## Property Photos - ![Photo 15](/listings/photos/160091612/188575) - Photo 15 - ![Photo 29](/listings/photos/160091612/188577) - Photo 29 - ![Photo 10](/listings/photos/160091612/188578) - Photo 10 - ![Photo 21](/listings/photos/160091612/188580) - Photo 21 - ![Photo 9](/listings/photos/160091612/188581) - Photo 9 - ![Photo 8](/listings/photos/160091612/188582) - Photo 8 - ![Photo 19](/listings/photos/160091612/188583) - Photo 19 - ![Photo 7](/listings/photos/160091612/188584) - Photo 7 - ![Photo 11](/listings/photos/160091612/188586) - Photo 11 - ![Photo 16](/listings/photos/160091612/188587) - Photo 16 - ![Photo 12](/listings/photos/160091612/188588) - Photo 12 - ![Photo 13](/listings/photos/160091612/188589) - Photo 13 - ![Photo 27](/listings/photos/160091612/188590) - Photo 27 - ![Garden](/listings/photos/160091612/188591) - Garden - ![Garden 2](/listings/photos/160091612/188593) - Garden 2 - ![Barn outside](/listings/photos/160091612/188594) - Barn outside - ![Barn inside](/listings/photos/160091612/188595) - Barn inside - ![Barn inside](/listings/photos/160091612/188596) - Barn inside - ![Paddock ](/listings/photos/160091612/188597) - Paddock - ![Paddock](/listings/photos/160091612/188599) - Paddock - ![Paddock wooded area](/listings/photos/160091612/188600) - Paddock wooded area - ![Photo 26](/listings/photos/160091612/188601) - Photo 26 - ![Photo 3](/listings/photos/160091612/188602) - Photo 3 - ![Photo 28](/listings/photos/160091612/188603) - Photo 28 - ![Photo 5](/listings/photos/160091612/188604) - Photo 5 ## Floorplans - ![Floor/Site plan 1](/listings/photos/160091612/188606) - Floor/Site plan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | DUTCHFORD FARM BROADMOOR LANE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1SH | £380,000 | 23/10/2025 | Detached | | DUTCHFORD FARM BROADMOOR LANE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1SH | £700,000 | 25/07/2022 | Detached | | DUTCHFORD FARM BROADMOOR LANE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1SH | £325,000 | 18/08/2017 | Other | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 50 NORTH ROAD INDUSTRIAL ESTATE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1BQ | £1,020,000 | 27/03/2025 | Other | | CHURCH COURT 4 ST JAMES STREET, OKEHAMPTON, WEST DEVON, DEVON, EX20 1DJ | £200,000 | 06/03/2025 | Other | | 1 SHILLING PARK, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XU | £646,504 | 31/07/2024 | Other | | 18 LOWER MEAD, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XS | £598,108 | 04/07/2024 | Other | | TRAMLINES, OKEHAMPTON, WEST DEVON, DEVON, EX20 1QS | £57,750 | 05/12/2023 | Other | | 1 THE ARCADE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1EX | £56,500 | 13/11/2023 | Other | | THE OFFICE PARK ROW, OKEHAMPTON, WEST DEVON, DEVON, EX20 1DP | £135,000 | 18/10/2023 | Other | | 26 FLAT 1 WATTS DRIVE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XT | £426,716 | 13/09/2023 | Other | | UNIT 11 HAMELDOWN ROAD, EXETER ROAD INDUSTRIAL ESTATE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1UB | £125,000 | 10/07/2023 | Other | | 4 MARKET STREET, OKEHAMPTON, WEST DEVON, DEVON, EX20 1HN | £365,000 | 23/06/2023 | Other | | 5 FORE STREET, OKEHAMPTON, WEST DEVON, DEVON, EX20 1AN | £250,000 | 01/06/2023 | Other | | 5 MAGNOLIA WAY, OKEHAMPTON, WEST DEVON, DEVON, EX20 1GG | £635,000 | 25/05/2023 | Other | | A30BC UNIT 12 HIGHER STOCKLEY MEAD, OKEHAMPTON, WEST DEVON, DEVON, EX20 1BG | £144,000 | 19/05/2023 | Other | | 7 EAST STREET, OKEHAMPTON, WEST DEVON, DEVON, EX20 1AS | £150,500 | 10/05/2023 | Other | | ESTATE HOUSE 1A WEST STREET, OKEHAMPTON, WEST DEVON, DEVON, EX20 1JZ | £289,500 | 05/04/2023 | Other | | OKEHAMPTON YOUTH HOSTEL & ACTIVITY CENTRE KLONDYKE ROAD, OKEHAMPTON, WEST DEVON, DEVON, EX20 1EW | £300,000 | 27/03/2023 | Other | | 25 COOMBE LANE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XQ | £675,062 | 05/12/2022 | Other | | 28 COOMBE LANE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XQ | £646,504 | 05/12/2022 | Other | | 2 VIADUCT CLOSE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1ZA | £997,800 | 30/11/2022 | Other | | 14 WATTS DRIVE, OKEHAMPTON, WEST DEVON, DEVON, EX20 1XT | £145,492 | 25/11/2022 | Other | **Area average:** £393,222 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £948,761 (10 Other, EX20, 2024–2026) - **Deviation:** -58.9% ## Rental Range *ONS Price Index of Private Rents (West Devon). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £753/mo - **Realistic:** £837/mo - **Optimistic:** £921/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Exeter (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/mo ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £104,625 - **Target investor price (1%):** £83,700 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## House Price Index (HM Land Registry) *Official index for West Devon; All dwelling types series; as of March 2026.* - **1y growth (index):** 5.8% - **5y growth (index):** 18.8% - **10y growth (index):** 43.6% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)