Lumley Road, Emsworth

Occupying a prestigious waterside location overlooking Peter Pond and the Brook Meadow Nature Reserve, and within easy reach of the harbour and town centre, Treagust & Co is delighted to offer this outstanding four bedroom, two bathroom family home with plentiful off-road parking and a garage.

Boundary Cottage has been significantly improved and extended by the current owners over the past 24 years, now offering a generous 1747 sq. ft. layout. The property features spacious reception rooms, a bespoke kitchen/breakfast room with central island and bi-folding doors opening to the garden, and fantastic pond views from both the sitting room and master bedroom suite.

The front door opens into a welcoming entrance hall with built-in storage, staircase to the first floor, and a cloakroom. The generous formal sitting room enjoys a dual aspect, with a large front facing picture window and central log effect gas stove. The kitchen/breakfast room, featuring a central island with breakfast bar seating, is fitted with a comprehensive range of bespoke cabinets in contrasting colours, granite work surfaces, and bi-folding doors leading to the garden. An opening connects to the dining/family room, which also offers direct garden access, a log effect gas stove, and a wall of recessed shelving. Completing the ground floor layout is a utility room with space and plumbing for a washing machine, additional units with a butler sink, door to the garden, and a large walk-in storage cupboard housing the central heating boiler.

On the first floor the landing has a hatch to the loft, which is fully boarded and equipped with lighting. There are four good sized bedrooms (three with built-in wardrobes), with the principal front aspect bedroom enjoying fantastic elevated water views and its own ensuite shower room. The family bathroom, also located on this floor features a modern suite with a bath and a separate shower cubicle.

Outside
The property is set back from the road, featuring a large front garden predominantly laid to lawn and enclosed by a dwarf brick wall, with a gate opening to a pathway leading to the front door. To the side, there is off-road parking and a garage with an up-and-over door. The rear garden is mainly laid to lawn with planted borders, a paved patio seating area, log cabin, and a garden shed.

During Storm Pierrick on 9th April 2024, Boundary Cottage experienced flooding, with approximately 5cm of water entering the property for 2–3 hours due to stormy conditions combined with the highest tide ever recorded at Portsmouth's Tide Gauge since records began in 1960. This was the first occurrence in the current owners’ 24 years of ownership, and it is understood by our client that no prior flooding events were on record. Flood defenses are currently being significantly improved with watertight doors, self-closing air bricks, and flood barriers for the driveway and French doors. A flood risk assessment, available upon request, highlights predicted flood depths of 0.1–0.3 m for a 1-in-100-year event and 0.3–1 m for a 1-in-1,000-year event. These probabilities indicate a very low risk going forward, with only a 1% chance of a 1-in-100-year event and 0.1% for a 1-in-1,000-year event annually. Home insurance for 2024/2025 is provided by Aviva at £62 per month.

Utilities - Mains connected | Gas central heating with conventional boiler
Broadband coverage - Ultrafast available with speeds up to 1139 Mbps ( )
Mobile coverage - EE, Vodafone & 02 - likely | Three - limited ( )

The Area
The town of Emsworth is at the head of Chichester Harbour, an area of outstanding natural beauty. An excellent range of amenities are in Emsworth, including local shops, pubs and restaurants, churches, doctors' surgery, and two sailing clubs. The town has primary schools, and secondary schools are in neighbouring Warblington and Southbourne. There is a railway station in Emsworth with links to London, Portsmouth, and further afield, and good bus links to the South Coast. The cathedral city of Chichester is approximately seven miles to the east with its famous Festival Theatre and nearby Goodwood Estate, and the South Downs National Park is just a short drive away.