Main Road, Brothertoft, Boston, PE20

A beautifully presented 4 bedroom period farmhouse set within approximately 6 Acres (s.t.s) of gardens and paddock land, offering a blend of character and modern living. The main home features multiple reception rooms with bay windows, a cosy sitting room with exposed beams and log burner, a spacious farmhouse kitchen with breakfast area, utility room, and flexible office space. To the first floor are four bedrooms, including a principal suite with en-suite, plus a stylish family bathroom. A substantial detached garden/games room with kitchenette and shower room provides excellent annexe potential (s.t.p.p), ideal for guests or multi-generational living. The property also benefits from over 8,000 sq. ft. of versatile outbuildings, perfect for business, equestrian use, or hobbies (s.t.p.p).

ACCOMMODATION

Entrance Hall

With front entrance door, staircase leading off, partially obscure glazed arched window to rear aspect, coved cornice, ceiling light point, radiator with fitted cover, wood panelling to walls to approximately half height.

Ground Floor Cloakroom

Being fitted with a two piece suite comprising WC, corner wash hand basin with tiled splashback, extractor, ceiling recessed lighting.

Dining Room

17' 2" (maximum into bay window) x 13' 3" (5.23m x 4.04m)
With feature bay window to front aspect, French doors leading to a patio, ornamental fireplace with cast iron surround and tiled hearth; picture rail, ceiling light point, radiator.

Lounge

19' 1" (maximum into bay window) x 14' 0" (maximum including chimney breast) (5.82m x 4.27m)
With feature bay window to front aspect, radiator, dado rail, coved cornice, ceiling light point, LPG gas fire with stone hearth and matching surround.

Living Room

16' 0" (maximum including chimney breast) x 13' 1" (4.88m x 3.99m)
Having a feature fireplace with exposed brick chimney breast and log burner set within a stone hearth and mantle. Quarry tiled flooring, exposed ceiling beams, French doors leading to a patio, wall mounted lighting, radiator.

Office

9' 0" x 6' 6" (2.74m x 1.98m)
With window to side aspect, radiator, ceiling lighting, quarry tiled floor.

Study

10' 0" (maximum) x 6' 7" (maximum) (3.05m x 2.01m)
With window to side, aspect, ceiling lighting, quarry tiled floor, built-in base level storage with wall mounted shelving above.

Kitchen

17' 8" (maximum including arches) x 13' 9" (maximum) (5.38m x 4.19m)
Having granite work surfaces with inset Belfast style sink and mixer tap, range of base level storage units, drawer units and matching wall units with fitted plate rack, tiled flooring, windows to side aspect, ceiling mounted beams, ceiling mounted lighting, feature electric Aga range cooker with dual control. Fitted double larder style unit with shelving and space for fridge/freezer. Secondary staircase to first floor.

Preparation Area/Breakfast Room

13' 0" x 6' 8" (3.96m x 2.03m)
With tiled floor, two windows to side aspect, wall mounted lighting, built-in base level storage units to one wall, central island unit.

Utility Room

11' 3" x 6' 0" (3.43m x 1.83m)
With roll edge work surfaces with inset Belfast style sink and mixer tap, plumbing for washing machine, space for tumble dryer, window to rear aspect, ceiling recessed lighting, built-in airing cupboard housing the hot water cylinder within. Further storage cupboards to either side of the airing cupboard, one of which houses the floor mounted Worcester oil central heating boiler. Door to: -

Pantry

With wall mounted shelving, window, door to exterior, light point.

Side Entrance Porch

With window, tiled floor, wall mounted lighting, vaulted ceiling, door to exterior, feature circular window.

First Floor Landing

With window to front aspect, coved cornice, ceiling mounted lighting, additional ceiling recessed lighting, two radiators, dado rail to main section, picture rail to rear section.

Bedroom One

15' 10" x 13' 7" (4.83m x 4.14m)
With window to side aspect, radiator, ceiling light point, built-in double wardrobes with hanging rails within, further over stairs storage cupboard with shelving within.

En-Suite Bathroom

17' 10" x 6' 4" (with reduced head height) (5.44m x 1.93m)
With WC, pedestal wash hand basin, freestanding roll top bath with mixer tap and handheld shower, walls panelled to approximately half height, two radiators, wall mounted lighting, two Velux windows and additional windows to side and rear aspects.

Bedroom Two

14' 1" x 14' 0" (maximum including chimney breast) (4.29m x 4.27m)
With window to front aspect, radiator, picture rail, ceiling light point, ornamental cast iron fireplace.

Bedroom Three

13' 6" (maximum including chimney breast) x 13' 10" (4.11m x 4.22m)
With window to front aspect, radiator, picture rail, ceiling recessed lighting, ornamental fireplace with cast iron inset.

Bedroom Four

12' 4" (maximum into recess) x 10' 4" (maximum) (3.76m x 3.15m)
With window to side aspect, radiator, dado rail, ceiling light point.

Family Bathroom

15' 4" (maximum) x 6' 2" (maximum with reduced head height) (4.67m x 1.88m)
Being fitted with a four piece suite comprising freestanding roll top bath with mixer tap and handheld shower attachment, WC, pedestal wash hand basin, shower cubicle with wall mounted mains fed shower within and bi-fold shower screen, tiled floor, two Velux windows, radiator, ceiling mounted lighting, extractor fan.

EXTERIOR

The property is approached via a sweeping driveway providing ample parking, access to the primary outbuildings and the property itself The front gardens are extremely well presented and mainly laid to lawn, interspersed with a variety of mature shrubs, trees and planting. Wrought iron gated access leads to the front entrance door.

A five bar gate leads to the rear section of the property to a walled paved patio seating area provides an ideal entertaining space.

Open Fronted Garage - Section One

28' 7" (maximum) x 19' 5" (maximum) (8.71m x 5.92m)
Primarily of timber construction with concrete base.

Open Fronted Garage - Section Two

19' 2" x 9' 2" (5.84m x 2.79m)
With concrete base.

Former Stables 1

11' 0" x 11' 5" (3.35m x 3.48m)
Of brick and pantile construction. Having stable style door and concrete floor, served by power and lighting.

Former Stables 2

11' 1" x 11' 5" (3.38m x 3.48m)
With stable style door, concrete base, served by power and lighting.

Detached Garden/Games Room

39' 8" (approx. maximum measurement) x 18' 5" (approx. maximum measurement) (12.09m x 5.61m)
A large open space comprising a vaulted ceiling with exposed beams, patio doors leading out to a hot tub area (with hot tub included in the sale), additional doors leading to the garden, window to rear aspect with views towards the main property, tiled flooring, electric and underfloor heating.

Kitchenette area with countertop and stainless steel semi circular sink and mixer tap, base level storage units, indoor BBQ area, oven and grill and four ring electric hob, wall mounted electric fuse box, ceiling mounted lighting.

Shower room with three piece suite comprising wash hand with mixer tap and vanity unit, push button WC, shower cubicle with wall mounted electric shower within and fitted shower screen, tiled floor, fully tiled walls, extractor fan, ceiling recessed lighting.

In the agent’s opinion, this building offers potential for alternative u...

Rear Garden and Grounds

The property benefits from a plot side of approximately six acres (s.t.s) which includes large sections of paddock land and a mixture of fencing and hedging to the boundaries. The games room exterior also benefits from an area of gravelled hardstanding providing seating space, with low level box hedging leading to the property's grounds and a section of lawn with established trees set within. The site also includes sections of domestic gardens and a range of large former farm buildings including: -

Office Building and Workshop

Office Section

13' 4" x 8' 8" (4.06m x 2.64m)
With two windows, served by power and lighting.

Workshop Section

31' 2" (excluding storage space to rear of office) x 18' 3" (9.50m x 5.56m)
Having electric roller door, served with power and lighting.

Large Outbuilding One

53' 0" x 74' 0" (16.15m x 22.56m) (maximum approximate internal measurements).
A large former farm building with majority concrete base, served by power and lighting, double doors, additional height roller doors, personnel door.

Large Outbuilding Two

74' 0" x 59' 0" (22.56m x 17.98m) (maximum approximate internal measurements).
Having a set of double doors, two additional height roller doors, majority soil base with one section laid to concrete. Served by power and lighting.

All principal outbuildings benefit from excellent vehicular access and extensive hard standing.

SERVICES

Mains electricity and water are connected. Drainage is to a septic tank. The property is served by oil central heating. The property also benefits from a 10kW solar panel system with a 'Feed in' tariff which contributes towards the property's electricity bills throughout the year. The property is also served by an EV charging point. The large former farm buildings are served by 3 Phase electricity.

REFERENCE

20042026/30290332/EME