Main Street, Kirkby On Bain, Woodhall Spa, Lincolnshire, LN10

A truly unique four-bedroom family home, set in just over a third of an acre (STS), with an integral double garage and versatile outbuildings, enjoying an idyllic position in the picturesque village of Kirkby-on-Bain with stunning views across the River Bain and open countryside beyond.
The internal accommodation extends to approximately 2,000 sq. ft. and includes a modern kitchen with a separate utility room, lounge with French doors opening to both the front and rear balconies, dual-aspect dining room, comfortable sitting room and a ground floor WC.
To the first floor, the principal bedroom benefits from an en-suite shower room, whilst three further bedrooms, all with built-in wardrobes, provide ample family accommodation. A well-presented family bathroom completes the layout on this level.
The property is approached via a private driveway and is set within generous, wraparound gardens with direct access to the banks of the River Bain to the rear. A detached former brick and pantile stable block has been converted into a versatile 18ft conservatory with French doors opening onto the large sunny terrace with two adjoining store rooms and a single garage, offering valuable additional storage and flexible usage options.
Situated in the charming village of Kirkby-on-Bain, the property enjoys a quiet, rural setting whilst remaining well connected to amenities. The highly sought-after village of Woodhall Spa lies just over 3 miles away with its boutique shops, eateries, and golf courses whilst the traditional market town of Horncastle is just 5 miles distant, providing a full range of amenities, schooling and transport links.


• Unique four-bedroom family home, set in just over a third of an acre (STS)
• Enjoying an idyllic position in the village of Kirkby-On-Bain, overlooking the River Bain
• Offers approximately 2,000 sq.ft of internal living accommodation
• Mature wraparound gardens, large terrace to the rear & steps leading to the river bank
• Integral double garage with electric doors and additional attached garage to the rear
• Versatile, detached brick and pantile outbuildings with 18ft conservatory and stores
• Modern fitted kitchen with granite worktops
• Integrated Hotpoint dishwasher, Neff fridge and eye height double Neff ovens
• Separate utility room with granite worktop and space for two appliances & fridge freezer
• Attractive lounge with French doors to both the front and rear balconies
• Toughened glass balconies with glorious views, ideal for al fresco entertaining
• Dual aspect dining room
• Living room with gas coal effect fire with attractive cast iron and decorative tile surround
• Ground floor WC
• Four connected cellar rooms with access to the integral garage
• Principal bedroom with en-suite shower room and built in sliding wardrobes
• Three further bedrooms, all with built in wardrobes
• Family bathroom, tiled with separate shower and corner bath
• External, low maintenance UPVC cladding installed in 2023
• UPVC double glazing throughout
• Viessmann boiler and new radiators installed in 2023
• Approached via a large resin driveway providing ample off road parking
• Extensive wraparound gardens with mature boundaries, trees and shrubs
• The large rear garden benefits direct access to the banks of the River Bain
• Detached, former brick and pantile stable block, converted into 18ft. conservatory with French doors to the terrace, ideal for home office / gym / studio
• Conservatory is attached to two further stores and a single garage
• Located in the heart of the village, close to the 16th century pub “The Ebrington Arms”
• Well-rated primary school within walking distance
• Excellent secondary schools in the wider area, including grammar schools
• Good transport links – 22 miles to Lincoln with direct trains to London
• Convenient access to the A15, A16, A17 and A1
• Close to the beautiful Lincolnshire Wolds and 40 minutes from the coast

Location
Kirkby on Bain is a picturesque village with a vibrant and friendly community rooted within beautiful countryside.
The village has an Ofsted rated Good village primary school and the well-respected 16th century village pub, The Ebrington Arms, both located just a few minutes’ walk from the property.
The popular village of Woodhall Spa is located just over 3 miles away and is renowned for its period charm, rich heritage and strong community feel.
Woodhall Spa has a wide range of amenities including many independent shops, cafés, restaurants, bars, supermarkets (Sainsbury’s and Co-op), a butcher’s shop, a hairdressing salon, two doctors’ surgeries, a dental surgery, schools and more.
Jubilee Park is a fantastic recreational space in the village with a heated outdoor pool, tennis courts, cricket pitch, and wide-open lawns, perfect for picnics and family fun. Just down the road, the Kinema in the Woods offers a nostalgic five-screen cinema experience from yesteryear. Woodhall Spa is home to the national golf centre which attracts visitors from around the world. There are two fantastic courses – one of which is consistently ranked in the world’s top 100 golf courses.
Horncastle, just over 5 miles away, is well known as an antiques town and offers the full range of amenities enjoyed by a traditional market town. It has a number of excellent restaurants, a weekly farmers market and many thriving independent shops.
Kirkby On Bain is close to the Lincolnshire Wolds and the Lincolnshire coast, with its Blue Flag award winning beaches, is less than one hour away.
There are regular direct trains to London from Lincoln (journey time: around two hours) or from Grantham (journey time: 70 minutes). Metheringham Station (20 minutes from Kirkby on Bain) runs direct trains to Lincoln (journey time: 13 minutes) and Peterborough (journey time: one hour).
Locally, there are also excellent road links via the A15, A16, A17 and A1.

Schools
Kirkby on Bain benefits from a village primary school rated ‘Good’ by Ofsted. Nearby Woodhall Spa is home to a co-educational independent prep school, St. Hugh’s School, rated ‘Excellent’ by the Independent Schools Inspectorate.

Secondary schools in the area include Queen Elizabeth’s Grammar School (Horncastle), Banovallum School (also in Horncastle) and Barnes Wallis Academy (in Tattershall) – all rated ‘Good’ by Ofsted.

For independent schooling, the Minster Schools in Lincoln offer both prep and secondary school education.

Seller insights
“The house has been designed to take advantage of its location and views and it is a very special place to live. I love fishing so feel incredibly lucky to be able to fish from the river bank in my own garden where you can catch perch, chub, crayfish and the very occasional trout!”
“Over the last couple of years I have invested in the house inside and out. I have upgraded the boiler, replaced all the radiators and installed external UPVC cladding. It was important to maximise the glorious views from the property so I restored the front and rear balconies and installed toughened glass balustrades. The larger rear balcony is perfect for entertaining with endless views over the river and countryside beyond.”
“The brick and pantile outbuilding to the rear was formerly the stable block for the 16th century pub next door and still has the original troughs. I re-felted and retiled the roof earlier this year and currently use it as a conservatory with stores but it would also make a super home office, studio or even annexe subject to the relevant planning permission.”
“It is a very peaceful place to live, yet the village has a super community and the pub is a just a stroll away and serves real ale and good food. For those with young children the village primary school is also within walking distance and has a great reputation.”
“You’re spoilt for choice with days out, the Lincolnshire Wolds are perfect for scenic walks and you can also reach the coast in around 40 mins.”

Services: Mains water and electricity; private drainage; LPG central heating
Local Authority: East Lindsay District Council
Council Tax Band: E
EPC: E