• Spacious, Detached Six Bedroom Victorian Property +
• Four Reception Rooms +
• Cloakroom, Two En-suites and Family Bathroom +
• Many Character Features +
• Former Coach House With Office and Shower Room Above +
• Large Sweeping Driveway provides Off Road Parking +
• Lots of Renovation Work Carried out in Last Three Years +
• Close To Schools, Pilgrim Hospital and The Town Centre +
• EPC 'D' & Council Tax Band 'E' +
• Further Modernisation Required* +

Built upon a double plot along the sought-after Spilsby Road, this imposing six bedroom Victorian property is surrounded by mature and well established trees that offer a fantastic degree of privacy. Due to the private aspect from the front, I couldn't believe the size of the property when I saw it for the first time.

When owners Gavin and Carla purchased the property three years ago, it was in quite a sorry state of dis-repair. Having renovated properties before, the couple saw the fantastic potential and felt confident in taking on the work, tackling the major, and most expensive projects first. The main roof was the first job, and has now been totally refurbished, with the large chimney stacks all re-pointed and re-potted. Several tiles were replaced along with both the guttering and downpipes. Almost all windows are new, with the lovely timber on the front bays totally restored and double glazed units added. The drains were also cleared as one of the earlier jobs with some new pipework and all of the wiring was checked over and upgraded where necessary and a new boiler with a 10 year warranty was fitted in 2021.

As you can see from the photographs, much of the cosmetic work has also been completed within the property in recent years; the main drawing room and dining room are completed and both have new wood-burners and beautiful reclaimed period fireplaces to compliment the other character features. Beautiful made to measure shutters have been fitted to all front windows and four of the six bedrooms have been tastefully decorated with new flooring. For anyone that works from home, a there is even a studio room above the garage that would make a great home office / hobbies room or teenage hang-out.

Sadly, due to a change in their family circumstances the couple will be unable to finish the house. They want me to make clear however, that this is a big house and is still a project. Whilst No.55 will undoubtedly make a fabulous family home for the right buyer, there is still modernisation to be done to include general décor, kitchen and bathrooms. In addition to this, a glass roof over the utility room and a garden room is beyond repair and would definitely need to be replaced as the next major job. Planning permission has been granted for this under planning ref B/21/0549 and B/24/0320.

Entrance - A part glazed front door beneath a storm porch opens into an Entrance Porch - With Victorian tiled flooring and further glazed door through to the:

Reception Hallway 3.17m x 3.12m (10'5 x 10'3) - Having staircase leading to the first floor accommodation, parquet flooring, radiator and large picture window on the staircase return.

Formal Dining Room 4.70m x 4.32m (15'5 x 14'2) - A double aspect room with double glazed bay window to the front with made to measure shutters, window to the side aspect, exposed floorboards and Victorian style cast radiator. An attractive reclaimed cast iron fireplace has a tiled back panel and houses British made Clock woodburning stove. This room is open to:

Drawing Room 5.46m x 4.57m (17'11 x 15'0 max) - With a double glazed bay window to the front aspect and made to measure shutters as before, a double glazed window to the side aspect and a continuation of the exposed floorboards. There are two Victorian style cast radiators to this room along with picture rails and another reclaimed period fireplace housing a Clock woodburning stove. A decorative feature niche has display shelving.

Door from the hallway leads into the Boot Room and downstairs Cloakroom - The Cloakroom has a double glazed window to the side aspect, cast iron radiator, quarry tiled floor and a two piece suite to comprise low level WC and reclaimed washstand with sink and mixer tap inset.

Snug/Dining Room 7.09m x 3.94m (23'3 x 12'11) - Another large open-plan room with double glazed windows to the side aspect and French doors opening out to the rear patio and garden area. This room benefits from a continuation of the parquet flooring from the hallway, china rail and wall and ceiling light points. There is an attractive arched brick open fireplace and the character feature of a built-in cupboard with shelving.

Breakfast Kitchen 6.63m x 3.81 (21'9 x 12'6) - Has double glazed windows to the side aspect, a window and part glazed door through to the patio and garden. The kitchen has a fully tiled floor and double radiator and comprises an extensive range of work surfaces that have several drawer and cupboard units at both base and eye level. There is an inset stainless steel sink unit, an electric double oven and hob with extractor fan over. This spacious kitchen has ample room for an American style fridge freezer if required.

Inner Lobby Area - Has a part glazed door leading through to the garden on one side and provides access to the Utility Room on the other. The Utility Room 6.12m x 2.06m (20'1 x 6'9) - Has a stainless steel sink unit with mixer tap over, plumbing for washing machine and tumble dryer and a window to the front aspect. NB. The glass roof over this room requires immediate attention and replacement.

Garden Room 5.00m x 4.70m (16'5 x 15'5) - Has windows overlooking the garden to the side aspect and a radiator. This room also has a glass roof which is in need of replacement. Planning permission for this has been granted under planning reference B/21/0549 at Boston Borough Council planning department.

First Floor Landing - Has exposed floorboards and doors arranged off to:

Bedroom One 4.60m x 4.42m (15'1 x 14'6) - Having double glazed bay window to the front aspect with made to measure shutters, radiator and an extensive range of fitted wardrobes with hanging rails and shelving. An en-suite shower room houses a pedestal wash handbasin, low level WC and a tiled shower enclosure with double glazed window to the side aspect.
Bedroom Two 5.54m x 3.78x (18'2 x 12'5) - Has a double glazed window to the front aspect with made to measure shutters, exposed floorboards and a vertical radiator.

Bedroom Three 4.04m x 4.24m (13'3 x 13'11) - Has double glazed window to the side aspect and a bay window overlooking the side garden, radiator and built-in wardrobes. Two doors of the wardrobes open to reveal en-suite facilities to include WC, pedestal wash handbasin and tiled shower cubicle.

Bedroom Four 3.99m x 3.15m (13'1 x 10'4) - Has double glazed window to the rear aspect, wood grain effect flooring and built-in wardrobes either side of a chimney breast.

Bedroom Five 3.58m x 2.77m (11'9 x 9'1) - Has double glazed window to the side aspect and a radiator.

Bathroom - Comprises a three-piece suite of panel bath, pedestal wash hand basin and low level WC with double glazed window to the side aspect.

Staircase leads up to a second floor Bedroom Six 3.94m x 3.20m (12'11 x 10'6) - Which has a double glazed window to the rear aspect, pedestal wash handbasin with triton hot water tap over, cast iron radiator and alcove leading into eaves storage space.

Outside double five bar gates at the front of the property open onto an extensive gravel driveway providing ample off-road car parking for several vehicles. A former Coach House 5.51m x 5.00m (18'1 x 16'5) - Has a double garage beneath with wooden doors, lights and power point. External metal staircase leads up to a room above the garage which would make an ideal home office, hobbies room, teenage room etc. It has light, power point and a shower room with WC. The majority of the garden extends adjacent to the property and is laid in the majority to lawn, surrounded by many mature and well established trees, shrubs and bushes. A woodland area at the bottom of the garden has a brick built outdoor barbecue area.

Location - The property is situated in a most convenient position along the sought-after Spilsby Road. Situated within walking distance of the historic market town of Boston which has several amenities to suit all age groups. The location is also extremely convenient for both St Mary's and Tower Road primary schools, Boston High School and for anybody working at Pilgrim Hospital.

* Note - We politely request on behalf of the sellers that interested parties please familiarise themselves with all available photographs of the property to satisfy themselves prior to arranging any viewing of the amount of work required.

Note: All measurements are approximate. The services, fixtures and fittings have not been tested by the Agent. All properties are offered subject to contract or formal lease.

Fairweather Estate Agents Limited, for themselves and for Sellers and Lessors of this property whose Agent they are, give notice that:- 1) These particulars, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of any offer or contract; 2) All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending Buyers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their accuracy; 3) No person in this employment of Fairweather Estate Agents Limited has any authority to make or give any representation or warranty whatsoever in relation to this property.