*Guide Price £995,000 - £945,000* KEELBY MANOR – A GEORGIAN MANOR OF RARE DISTINCTION Keelby Manor is a handsome Grade II listed Georgian manor house dating from 1794, quietly positioned at the heart of Keelby village in the Lincolnshire Wolds. Built of mellow red brick beneath a hipped pantile roof, the house presents a classic three-bay façade, complemented by a matching coach house and historic outbuildings, all protected for their architectural and historic significance. Constructed for Francis Epworth, whose family had held the manor since the 17th century, the house and stable block were rebuilt in 1794, a date still proudly recorded on an inscribed stone on the former stables. Today, Keelby Manor offers a rare combination: the scale and presence of a traditional village manor, coupled with privacy, flexibility and infrastructure suited to modern professional life. The principal house provides six/seven bedrooms and extensive reception space, including formal and informal rooms, a cinema room, wine cellar and spa/steam room. Period features such as original fireplaces, sash windows and exposed beams sit comfortably alongside contemporary comforts and technology. Beautifully landscaped gardens of just under an acre include orchards, terraces and exceptional outdoor entertaining areas. A detached coach house, entertainment barn, and a separate groom’s cottage configured as a fully equipped office allow business interests to be run discreetly and efficiently from home. The current owners have successfully operated multiple national and international businesses from the property, demonstrating its suitability for senior executives, founders and business owners seeking a refined live-work environment. Set within the rolling countryside of the Lincolnshire Wolds National Landscape, Keelby Manor offers a peaceful rural lifestyle while remaining exceptionally well connected, with rail links to London and major cities, excellent road access, and the coast just minutes away. ________________________________________ Key Features • Grade II Listed Georgian Manor (1794) • Approx. 6,010 sq ft including outbuildings • Six / seven bedrooms, including annexe accommodation • Three reception rooms • Cinema room, wine cellar, spa / steam room • Detached coach house & entertainment barn • Separate groom’s cottage / office with independent fibre • Just under one acre of gardens • Super-fast fibre broadband • Village-centre location with outstanding privacy • Rail links to London, Edinburgh, Manchester & Leeds • Guide Price: £995,000 - £945,000* ________________________________________ History & Restoration The manor has been a cornerstone of Keelby village life for over 350 years, passing through several prominent local families following the Epworths’ ownership. Most recently, the Grimshaw family has undertaken a sensitive restoration, modernising the interior while carefully preserving original architectural features, ensuring the house remains both historically authentic and highly functional for contemporary living. ________________________________________ Living & Accommodation Arranged over two principal floors (with attic conversion potential, subject to consent), the house is designed to balance everyday family life with entertaining on scale. Reception rooms flow easily from formal to informal, while the separation of the main house, coach house and office cottage creates natural zoning between work and home. The kitchen is well equipped with integrated appliances, AGA and service rooms, while bedrooms are generous and characterful, each retaining a fireplace. Guest accommodation is well catered for, including a self-contained annexe. ________________________________________ Bedrooms & Bathrooms Two bedrooms and a shower room on the ground floor provide guest accommodation; Manor Cottage makes a perfect annexe for family friends and visitors. Two further staircases lead to the remaining four bedrooms. One staircase is a formal, beautiful Georgian curved staircase. On the first floor, the principal bedroom has a connected dressing room and en suite, while three further double bedrooms share a family bathroom. A further large dressing room was formerly the servant’s quarters and nursery room. All bedrooms have fireplaces. ________________________________________ Coach House, Office & Flexibility The detached coach house is arranged over two floors, providing entertainment and meeting space, garaging and storage. The adjoining groom’s cottage, currently used as a dedicated office, benefits from independent super-fast fibre broadband and offers excellent flexibility for future adaptation, subject to the necessary consents. ________________________________________ Gardens & Setting Despite its village-centre position, Keelby Manor enjoys exceptional privacy. Electric gates open to an in-and-out driveway and landscaped gardens featuring lawns, mature fruit trees, a pond, terraces, summer house and a fully equipped outdoor kitchen, ideal for both large-scale entertaining and relaxed family use. ________________________________________ Expansion Potential The attic space is suitable for conversion to an office or additional bedroom, subject to planning permission. In addition, the coach house offers flexibility for future adaptation, including further office space, additional accommodation, or potential carve-out as a stand-alone residence, subject to the appropriate planning permissions and listed building consents. ________________________________________ Location & Connectivity Keelby is a thriving village with a wide range of amenities including shops, cafés, medical facilities, schools, leisure spaces and transport links. The Lincolnshire Wolds countryside surrounds the village, while Cleethorpes’ beaches, market towns and mainline rail services are all within easy reach. ________________________________________ Wellness & Comfort The property includes a spa/steam room. The main hallway benefits from underfloor heating. The house also benefits from Wi-Fi-enabled, remotely controlled individual room heating, and various household appliances are likewise Wi-Fi and remotely controlled. ________________________________________ Energy, Services & Security Mains water, gas, electricity and drainage; central heating; EPC rating D. Comprehensive security including an alarm system, and electronically operated entrance gates with intercom and CCTV. ________________________________________ A Life Story in Stone Throughout its long history, Keelby Manor has been home to prominent local families: • Epworth family (1657–1794) – Long-standing lords of the manor; Francis Epworth rebuilt the house and stable block in 1794. • Smith family (19th century) – John and Mary Smith managed the manor farm; their son Edwin served on the Keelby school board until his death in 1882. • Lancaster family (late 19th to early 20th century) – William Tulloch Lancaster succeeded his father as head farmer in 1911. • Sharpley and Taylor families (mid-20th century) – Edward B. Sharpley and later Frederick Oddie and Margaret Alice Taylor. • Moorcroft family (mid-20th century – 2021) – Long-term custodians of the manor. • Grimshaw family (2021 – present) – Have transformed the manor while preserving its historic character, adapting it for modern family life, entertaining, and business operation. ________________________________________ Heating, Comfort & Control • Individual room heating throughout • Fully Wi-Fi-enabled, remotely controlled zoned heating • Underfloor heating to the main hallway • Remote access and control of various household systems and appliances Connectivity • Super-fast fibre broadband to the main house • Super-fast fibre broadband independently serving the groom’s cottage / office • Proven capability to operate multiple national and international businesses from the property ________________________________________ Ideal Buyer Profile • Business owners, founders, senior professionals • City or commuter relocators • Buyers requiring genuine work-from-home capability • Families who entertain and host ________________________________________ Key Selling Points • Rare village-centre privacy • Multiple work and business environments • Proven national and international business operation • Exceptional entertaining infrastructure • Turnkey condition with flexibility for future adaptation ________________________________________ Additional Information: Council Tax Band: G Local Authority: West Lindsey For additional imagery and context, there is a Facebook page: Keelby Manor. LEGAL DISCLAIMER: These particulars, whilst believed to be accurate are set out as a general guideline and do not constitute any part of an offer or contract. Intending Purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services including heating and so cannot verify they are in working order or fit for their purpose. Furthermore, Solicitors should confirm moveable items described in the sales particulars and, in fact, included in the sale since circumstances do change during the marketing or negotiations. Although we try to ensure accuracy, if measurements are used in this listing, they may be approximate. Therefore if intending Purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves. Photographs are reproduced general information and it must not be inferred that any item is included for sale with the property. TENURE To be confirmed by the Vendor’s Solicitors POSSESSION Vacant possession upon completion VIEWING Viewing strictly by appointment through The Express Estate Agency