Holly Ball Lane, Exeter, EX5

A Rare Lifestyle Opportunity with Income and Multigenerational Potential
Set in exquisite, landscaped grounds, Higher Yellands offers a unique and versatile living arrangement with exceptional lifestyle and income opportunities.

This beautifully maintained 3100 sq ft Edwardian residence comes with its own detached 1100 sq ft cottage, ideal for generating rental income or for extended family living. The property also features a private swimming pool, tennis court, landscaped gardens, and a productive kitchen garden, creating a truly special countryside retreat.

The Detached Cottage – Income Generator or Guest Accommodation
Tucked away within the grounds, the charming 3-bedroom detached cottage offers independent living space with its own off-road parking and private garden area. Believed to date back to the 16th century, the cottage blends character and comfort with modern features such as zoned underfloor heating, an en-suite bedroom, and a bright mezzanine-level reception room that opens onto a Juliet balcony with tranquil views.
Currently tenanted, the cottage presents a proven rental income stream. Alternatively, it could serve as a holiday let, guest house, home office, or accommodation for extended family, offering complete independence while remaining connected to the main estate.

The Main House – Ideal for Multigenerational Living
Inside the main house, flexibility is the hallmark. From its grand, light-filled reception spaces to the versatile rear wing, this property is well-suited to multigenerational living or a large family needing space to live, work, and grow.

A dual-aspect reception room with Edwardian fireplace flows into a conservatory and out onto the sun terrace.
The formal dining room features a charming wood burner and lovely front garden views.
The extended kitchen and family room opens through sliding doors to the rear terrace and garden, with light flooding in through large windows and Velux skylights.
A generous utility and boot room, plus access to the former stables and outbuildings, adds practical charm.

The rear wing of the house is a real highlight. Accessed via a second staircase with a separate entrance, this area includes a cloakroom, large study/playroom, and a lobby showcasing the original cider press. It could be easily converted into a self-contained annexe — ideal for older relatives, adult children, or live-in carers.

Upstairs, the layout continues to impress:
A luxurious master suite with triple-aspect countryside views, Juliet balcony, en-suite shower room, and dressing room.

Three further generously sized double bedrooms and a single bedroom.

Spacious family bath and shower room with ample storage.

Stunning Gardens & Outdoor Lifestyle.

The south-west facing gardens are a true highlight of this property, lovingly manicured and designed for enjoyment year-round:

A tranquil pond under a mature willow tree overlooks the fields beyond.

Multiple seating areas allow you to follow the sun or seek privacy in peaceful corners.

A sun terrace opens directly from the kitchen and conservatory, perfect for indoor/outdoor living and entertaining.

A gravel path connects the house to the swimming pool, tennis court, and beyond to the kitchen gardens.

Courtyard & Outbuildings – Character and Utility
Accessed from both the house and garden, the charming courtyard includes:
Former stables and workshops
An outbuilding with shower and Velux window (previously a hot tub room)
A cool stone feed shed, ideal for apple and egg storage
Raised planters, mature tree, and a dovecote add charm and function
These buildings offer development potential or are perfect for hobbies, creative work, or even small-scale farm-to-table operations.

A lifestyle of leisure awaits, with:
A full-size tennis court
A heated swimming pool with a sectional cover for year-round use
A raised seating and viewing area, perfect for gatherings or a quiet sunset drink
Kitchen Gardens – Self-Sufficiency Made Simple
Perfect for those seeking a sustainable lifestyle:
Large vegetable plot with polytunnel, two greenhouses, and fruit cage
A duck pond, chicken run, and log store
Ample space to grow your own produce year-round

Location – Rural Peace with Excellent Connectivity

Located in the sought-after village of Whimple, Higher Yellands is just a short walk from local amenities, including a village shop, pubs, and a mainline train station. The beaches of Sidmouth and Exmouth, Dartmoor National Park, and the historic city of Exeter are all within easy reach, offering the perfect balance of countryside charm and modern convenience.

At a Glance:
Main House: 3100 sq ft | 5 Bedrooms | Multiple Reception Areas | Multigenerational Potential
Detached Cottage: 1100 sq ft | 3 Bedrooms | Rental Income or Guest Use
Gardens: Landscaped with seating areas, pond, and countryside views
Leisure: Swimming Pool | Tennis Court | Courtyard | Outbuildings
Self-Sufficiency: Large Kitchen Garden | Polytunnel | Greenhouses | Poultry and Duck Areas
Parking: Ample off-road parking for both main house and cottage

A rare opportunity to secure a truly versatile country home with lifestyle, income, and multigenerational possibilities.

SERVICES
Oil fired central heating, mains water, well water supply for gardens and septic tanks for main house and cottage.
Local Authority: Devon Country Council
Council Tax Band: F
Main house EPC: D
Cottage EPC: D