SITUATION
Leyhill Cottage is located in the tiny hamlet of Upton, which in turn is positioned on the country fringes of the picturesque and highly desirable village of Payhembury. The property sits amongst some of East Devon's most attractive rolling countryside over which the cottage gains delightful far reaching views. Although semi rural, it is readily accessible, with the village of Payhembury only a mile or so away, as well as the busy market town of Honiton which is about a fifteen minute drive. Payhembury is a desirable village and has a small village green overlooked by its ancient Parish Church of St Mary's and popular public house. It also has a primary school, village shop and a strong community with many social events throughout the year.
Honiton lies about 5 miles to the south east and has a variety of independent shops and supermarkets, sport and leisure facilities and main line rail link to London Waterloo.
Exeter, the County Town, is approximately 15 miles to the west with an excellent shopping centre, theatres, sport and leisure facilities, M5 access and international airport. The renowned Kings School at Ottery St Mary is approximately 5.5 miles away and Colyton Grammar School, one of England's top co-educational state schools, is some 13 miles to the south west. The World Heritage Jurassic Coast at Lyme Bay is about 12 miles distant.

THE PROPERTY
Beautifully blending timeless character with contemporary comfort, this charming three-bedroom cottage offers an exceptional lifestyle in a picturesque semi-rural setting. Thoughtfully enhanced by the current owner, the property retains an abundance of original charm, with exposed beams, a wood-burning stove, and beautifully proportioned living spaces designed for both relaxed family life and entertaining.
At the heart of the home is a recently refurbished family bathroom, elegantly appointed with a classic roll-top bath, creating a luxurious retreat. Upstairs, three generous double bedrooms enjoy delightful countryside views, with the principal suite featuring fitted wardrobes and a stylish en suite shower room.
A particularly impressive addition is the recently built ancillary accommodation positioned above the detached double garage. Finished to an exceptional standard, this beautifully designed space features a glazed Juliet balcony, wood-burning stove and WC, offering outstanding versatility as a guest suite, home office, creative studio, or independent accommodation for extended family.

OUTSIDE
The pretty cottage garden provides a wonderful setting to relax and enjoy the surrounding countryside. For those seeking additional outdoor space, there is the rare opportunity to purchase a further 1.9 acres of land, situated just a short stroll—approximately 100 yards—from the property. Offered by separate negotiation at a guide price of £150,000, this attractive parcel includes a substantial barn with two stables, presenting excellent potential for equestrian use, smallholding pursuits, or simply embracing a quintessential country lifestyle.

SERVICES
Mains water and electric. Private drainage (treatment plant). Oil central heating. Broadband via Voneus is free of charge.

LOCAL AUTHORITY
East Devon District Council - 01404 515616.
Council Tax Band: E.

ENERGY PERFORMANCE CERTFICATE
Rating: D.

FLOOD RISK.
Flood risk information can be checked through the following: gov.uk/check-long-term-flood-risk

BROADBAND & MOBILE.
The seller has advised us that Broadband is available at the property and due to being a host for Voneus there is currently no annual charge. Broadband availability at this location can be checked through: checker.ofcom.org.uk/
Mobile coverage can be checked through: checker.ofcom.org.uk/en-gb/mobile-coverage