Boston, Lincolnshire

Holly Tree Lodge, 129 Middlegate Road

Frampton | Boston | Lincolnshire | PE20 1AR

HOLLY TREE LODGE

SELLER INSIGHT

The house is really spacious, light and very warm and feels like a holiday villa. It’s perfect for parties and entertaining. There’s plenty of room for parking which is great as we often have over 20 people here at one time and it never feels overcrowded.”

“Christmas is always an exciting time and I really love the fact we have space for a huge Christmas tree in the hallway.”

“The back garden comes into its own in summer - being south facing it’s a real sun trap, and completely private and fully enclosed. In winter the evergreen hedging and shrubs give structure and in summer there is lots of colour when the plants spring to life.”

“It’s a great location for commuting. I often work in Manchester and London and this house provides a complementary country lifestyle.”

“Unwinding in the pool in the evening after a long day, when the sun is setting and the garden is lit up, gives a real holiday villa feel.”

“I’m moving to be closer to my family but if I could take this house with me, I certainly would!”*

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

KEY FEATURES

A recently refurbished house with four bedrooms and two bathrooms, enjoys a fabulous connection with the south facing garden from both upstairs and down and is the perfect design and layout for entertaining on a large scale.

Sitting in a tranquil position overlooking farmland close to the Lincolnshire coast and the RSPB Frampton Marsh Nature Reserve, it is about 3 miles south of Boston, 11 miles north of Spalding, and not far from the A17 for Newark and the North, the A52 for Grantham and the West, and the A16 for Peterborough and the South, even closer. The 40 minute drive to Peterborough where fast trains to London take 45 minutes, means this is a good location for a commuter desiring a country lifestyle.

• A traditional style home with a superb connection with the outdoors

• Low maintenance, composite exterior cladding

• Double-glazed, anthracite, uPvc windows and doors

• 4 bedrooms, one on the ground floor next to fully fitted bathroom

• 3 upstairs bedrooms, 2 with French doors onto balconies

• Built-in storage in 2 of the bedrooms

• Fully tiled, contemporary bathrooms

• Almost 20 ft. long, triple aspect living room/games room

• Gas log-effect, living flame fire with stone surround and seating

• 5 sets of French doors to south facing, rear garden

• Very spacious entrance hall

• Large kitchen leading to open plan dining area

• Fully fitted, classic style kitchen with granite worktops

• Underfloor heating in tiled kitchen

• Neff double oven, microwave, fridge freezer and dishwasher

• Free-standing wine cooler

• Double sink with macerator; cold filtered drinking water taps

• Brand new oak flooring through much of ground floor

• Well-appointed utility room with sink, shelving and units

• Integrated double garage with automatic doors and boarded loft

• Over 20 ft. long, integral workshop

• Stone paved, low maintenance, fully enclosed, south facing garden

• Almost new, top class ‘Endless Pool’ with automatic Covana cover

• Summer breeze hut

• Tarmac drive with space for parking numerous cars

• Professional garden back-lights installed with remote control

• Double-gates to timber outbuilding with development potential (STP)

Services: Mains gas, electricity, water and drainage; gas central heating with underfloor heating in kitchen

Local Authority: Borough of Boston

Council Tax Band: F

Tenure: Freehold

JM Brouwer (Property Services) Ltd Registered in England & Wales No 11269764 Regulated by The Royal Institution of Chartered Surveyors. copyright © 2023 Fine & Country Ltd.

INFORMATION

Location

The property is in a rural village location down a lane surrounded by open farmland in the Lincolnshire fens. A beautiful RSPB nature reserve, Frampton Marsh, is only a few minutes further down the lane which provides a lovely expansive area for walking whilst viewing the abundant birds close up. Just inland from The Wash, one of Europe’s most special places for wildlife, avocets, redshanks, skylarks and whimbrels can all be seen in summer, with thousands of ducks gathering on the freshwater landscapes in winter.

Frampton is a village 3 miles south of Boston that has St. Mary’s Church dating to the 12th century; it lies on the edge of one of the great marine creek levees formed during the Bronze Age, about 2 miles from today’s saltmarsh, and sits east of the A16 with neighbouring Kirton to the west. This larger village has a Co-op supermarket and two pubs, The Old King’s Head, recently refurbished with a café and rooms, and The Black Bull, a lively pub also serving food. It provides a primary and secondary school too. Road links are excellent being close to the A16 leading to the A17 and the A52. The historic city of Lincoln is 35 miles (50 mins) to the northwest, the Lincolnshire Wolds - an Area of Outstanding Natural Beauty - is about 20 miles (30 mins) north and Lincolnshire’s sandy beaches starting at Skegness are about 25 miles (40 mins) northeast.

Schools

Kirton Primary School is rated Good by Ofsted and less than a mile from the property. Whilst there is Thomas Middlecott Academy secondary school also in Kirton, Boston has popular grammar schools, The Boston Grammar School (for boys) and The Boston High School (for girls), both rated Good. Spalding, 11 miles south, has excellent grammar schools too, the Grammar (for boys) rated Good and the High (for girls) rated Outstanding.

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 01.03.2023

FINE & COUNTRY

Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in over 300 locations, spanning Europe, Australia, Africa and Asia, we combine widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation – leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness.

Visit fineandcountry.com/uk/foundation