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"A lovely period detached house located to the North of Exeter, just outside the village of Broadclyst in the hamlet of Budlake, set in wonderful grounds of approximately 0.8 acres with 3 double bedrooms, 3 bathrooms, spacious living accommodation and a range of outbuildings. EPC F

Situation The hamlet of Budlake is surrounded by National Trust land including the fine Georgian House of the Killerton Estate and the Ashclyst Forest. Budlake lies between the small Duchy town of Bradninch 3.5 miles and the extremely sought after village of Broadclyst 1 mile . Broadclyst provides a village shop, pub, church, doctor s surgery, a well regarded primary school as well as Clyst Vale Community College secondary school which incorporates a library and leisure centre. The university and cathedral city of Exeter 7.5 miles provides an extensive range of facilities.

Description Sprydoncote Lodge is a charming, not Listed period property which is believed to date back to the 17th Century. Possibly a coach house for a nearby estate and then converted into a house, more recently the house has been extended and modernised to create a lovely family home. The front door opens into a good sized entrance porch with a second door opening into an impressive hallway with a door into a utility room, there is a ground floor shower room with W.C and pedestal hand wash basin and on the left, a snug or study with French doors to the outside enjoying lovely views over the garden. From here an opening leads into a large conservatory used as a dining room, again over looking the garden and with French doors onto a patio.
Continuing on from the hallway, on the left is a good sized cottage style, kitchen breakfast room with a range of wood fronted units, granite work top and a range for cooking with a window overlooking the gardens. There is a useful office fitted with a range of bespoke office furniture, with a door opening in to a charming, spacious sitting room with a bay window, exposed wooden beam and door leading to a vestibule that is currently used as a music room with doors to the front, which may have been a historic entrance.
On the first floor are three bedrooms, two with en suite bathrooms.

Outside A real feature of the house is a fantastic mature garden that extends to approximately 0.8 acres in total and has lovely views over a nearby rising field which leads to an area of woodland. From the road the property is approached over a gravelled driveway providing parking for a number of vehicles or providing space for storing a boat or caravan. Opposite the house is a range of wooden outhouses and garaging including a wood store, work shop and car port. There is also a useful garden room that could be used as an outside office or as an occasional bedroom. Adjoining the house is a South facing patio with a feature pond and an area of decking and beyond, the garden is mainly laid to lawn with a number of trees and a summer house.

Services Current Council Tax F
Utilities Mains electricity and mains water.
LPG For heating and cooking.
Drainage Septic Tank, last emptied Dec 2023.
Tenure Leasehold 99 year lease from February 2018 with a ground rent of £120 p.a.

Agents Note The vendor advises that the property had a minor flood in 2008 due to excess water draining off a nearby field. This has now been rectified and has not flooded since. There is also spray foam insulation in the roof space which was installed in 2017.

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