High Street, Boston, Lincolnshire, PE21
- Land size
- 1.12 acres
Key Features
- Riverside Warehouse Buildings with Land For Sale Freehold
- Existing Extending to 4,053sqm, 43,625sqft Warehousing, Storage and Trade Counter
- Unrestricted HGV Access, Site of 1.12 acres
- Extant Planning Consent for 61 Dwellings
- Comprising Conversion and 3 New Build Blocks of Loft Style Apartments
- Approximately 5,914sqm, 63,560sqft of Residential Accommodation
- May be Suitable for Retirement Apartments or Hotel Development (STP)
- For Sale Freehold with Vacant Possession
Description
Location...
The historic market town of Boston has a population of approximately 70,000 residents, twice weekly markets and good local amenities including a large hospital, working port, retail offering and sports facilities.
It is located close to the town centre adjoining the A52 and A16 trunk roads, with a road frontage to High Street, White Horse Lane and of course the tidal River Haven.
The town has a rich medieval history, at one time having a port larger than the size of London and benefits from a large retirement community located in one of the most fertile and productive areas of agricultural land in Europe.
The town is approximately 110 miles to the north of London, 35 miles to the south-east of Lincoln, 50 miles to the east of Nottingham and 4 miles inland from the Wash.
The site has moorings on the eastern boundary of the tidal River Haven approximately 45m in length.
Description...
The property currently comprises a warehouse, workshop, offices and residential accommodation with empty storage space within a ring-fenced site extending to just over 1 acre.
A significant program of Heritage Repairs was carried out on the main warehouse during 2018-2019.
Accommodation...
Trade Unit and Workshop
This is a commercial property fronting the rear boundary running alongside the tidal River Haven. This is let to ASP Glazing with a rolling break clause for Vacant Possession. The plans for the re-development scheme show this building to be demolished.
Main Warehouse
This is currently accessed from High Street and White Horse Lane, with accommodation arranged on the ground, first and second floors with gantries over the River Haven.
In addition to these buildings are a single storey steel clad structure with outshod extension and open store.
Schedule of Existing Accommodation...
Warehouse Footprint 771sqm 8,300sqft
Warehouse Gross Internal Floor Area 2,313sqm 24,900sqft
Outshod Extension to Warehouse 174sqm 1,870sqft
Brick Built Store to White Horse Lane 271sqm 2,915sqft
Open Store 150sqm 1,615sqft
Northern Workshops 150sqm 1,615sqft
Trade Unit 224sqm 2,410sqft
Total
4,053sqm
43,625sqft
Site Area 0.45 hectares 1.12 acres
Tenure...
The site is available freehold with Vacant Possession.
Agents Note...
Additional property at the front of the site is available by separate negotiation.
Outgoings...
The property has a number of rating hereditaments. Full details will be available on request.
Planning...
The site has implemented Full Planning Consent dated 6th June 2018 Ref. B/17/0121 for the erection of 3 apartment blocks, one fronting John Adams Way, one fronting White Horse Lane with a self-contained 3 bedroomed dwelling fronting High Street, as well as the conversion of the main warehouse to provide a total of 61 apartments.
The planning consent includes demolition of the outbuildings to the rear of 78 High Street, the Trade Unit and Workshop and ancillary buildings.
The conversion of the main warehouse creates 1 and 2 bedroomed apartment designs with loft house apartments on the second floor as per the details with the planning application.
In addition to conversion is an extension to the warehouse containing another 2 apartments with appropriate circulation areas.
19 new build apartments are shown along White Horse Lane and to the north of the site is a block of another 18 apartments.
Schedule of Proposed Accommodation...
Warehouse Conversion Apartments - 21 No 2,049sqm 22,055sqft
Extension - 2 No 117sqm 1,260sqft
New Build Apartments
Block A - 18 No 1,101sqm 11,850sqft
New Build Houses
Block B - 19 No 1,917sqm 20,635sqft
End Terrace House
Block C - 1 No 3 Bedroomed House 130sqm 1,400sqft
Total Gross Internal Area of the Proposed Development
5,614sqm
60,230sqft
Viewing...
All viewings are to be made by appointment through the agent.
Poyntons Consultancy
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
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- Date Posted
- 2026-07-18
Utilities & Restrictions
Utilities
- Electricity
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- Water
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- Heating
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- Broadband
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- Sewerage
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Rights & Restrictions
- Public Rights of Way
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- Private Rights of Way
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- Listed Property
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- Restrictions
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Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
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- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
10 Gbps
Gigabit full fibre · available to 71% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Boston Pioneers Free School Academy112 metresOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 411
- Type
- Free schools
- Staniland Academy784 metresOfsted: Good *
- Ages
- 3 to 11
- Pupils
- 461
- Type
- Academy converter
- Carlton Road Academy798 metresOfsted: Good *
- Ages
- 3 to 11
- Pupils
- 458
- Type
- Academy converter
- St Nicholas CE Primary Academy0.8 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 187
- Type
- Academy sponsor led
- Faith
- Church of England
- Tower Road Academy0.8 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 559
- Type
- Academy converter
Secondary
- The Boston Grammar School299 metresOfsted report card · Apr 2026
- Ages
- 11 to 18
- Pupils
- 924
- Type
- Academy converter
- Gender
- Boys
- Haven High Academy0.9 milesOfsted: Inadequate
- Ages
- 11 to 16
- Pupils
- 1,229
- Type
- Academy converter
- Boston High School1.2 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 837
- Type
- Academy converter
- Gender
- Girls
- Thomas Middlecott Academy3.7 milesOfsted: Requires improvement *
- Ages
- 11 to 16
- Pupils
- 612
- Type
- Academy sponsor led
- The Giles Academy6.4 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 793
- Type
- Academy sponsor led
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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1. Source of information
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© LandSale | Version 1.3 - August 2026
Listing agent
Poyntons Consultancy Ltd, Lincolnshire Office
Contact Poyntons Consultancy Ltd, Lincolnshire Office
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