Woad Farm Road, Boston, Lincolnshire, PE21

NO ONWARD CHAIN - This much-improved three bedroom semi-detached house offers a spacious lounge that leads to a large conservatory, a modern, open plan kitchen / diner, downstairs WC, well proportioned bedrooms with integrated storage, a dedicated parking area, and a fantastic sized garden at the side / rear...

Welcome to Woad Farm Road - a residential street that runs across land that was once owned by reputable local farmer - Mr Graves. The days of cultivating Woad and balling it up to extract blue dye for military and police uniforms may have long gone, but the memory lives on through the name to forever be etched in Boston's rich agricultural and production history. The road spans just over half a mile, and connects Kingsway to Church Road, linking Fishtoft, or more specifically the old civil parish of Skirbeck, to Boston. Steeped in history, this edge-of-town suburban area retains residents with its strong and close-knit community feel as well as being spoiled with a huge range of quality amenities and schools.

Within walking distance you can find several reputable primary and secondary schools, convenience stores, a pharmacy, fast food restaurants, fuel stations and more. Coupled with the fact that big hitters in the local employment sector are also close-by, from the factories that lay either side of the river, all the way up to the Pilgrim Hospital (which can all be found inside a one or two mile radius), it becomes easy to see why generations of families live and grow within such a small proximity, adding to the palatable feel of familiarity, community spirit and warmth amongst neighbours.

101 sits within a small recess / collection of properties off the main road, offering these residents an even quieter retreat. The rear garden runs off to the side aspect of the property, and fills with sunshine for hours and hours on clear days. Having been modernised and adapted to suit more modern styles of living over recent years, the small kitchen and utility room have been opened up to form a much larger, open and breathable kitchen / dining space - with triple aspect windows and door into the garden that allow fantastic amounts of natural light into the room. The lounge is a tremendous size - with just over 200sq ft. of living space this room is vastly customisable. A large window to the front aspect, and a large fully glazed uPVC door and window that gives access to the large conservatory, pours natural light into the room from all angles. Wood flooring flows all the way through the downstairs seamlessly - starting in the broad entrance hall, which has been opened up to the dining kitchen, workings its way into the lounge, this statement-making quality flooring really ties the downstairs in together beautifully.

Upstairs, three well proportioned bedrooms present their own theme, with two of the rooms offering excellent integrated storage, as well as a good sized family bathroom. The overriding contemporary theme brings a bright and relaxed finish to the home, with further scope for adding ones own finishing touches and individual style. The property occupies a corner plot - means it retreats back nicely with a lovely front lawn, and the rear garden is large and private, with no directly overlooking properties. The outdoor space offers something for all - with space for relaxing, entertaining, growing plants and veg, and space for the children and pets to run and play, this really is an ideal family home for all ages and types.

The property is serviced with gas central heating, mains electricity, water and drainage, is council tax band rated A, with a C EPC rating.

ANTI-MONEY LAUNDERING: Should a purchaser have an offer accepted, they will need to meet our legal requirements under Anti Money Laundering Regulations (AML). We use a specialist third-party service to verify your information and the cost of these checks is £25 per person, which is paid in advance, when an offer is agreed and prior to a memorandum of sale being produced.

Entrance Hall

As soon as you approach this large, modern, updated main entrance door - you know and feel that you're about to step inside something a little bit special. Our gut feelings were right. Upon entry, we found ourselves looking up and down a broad and open entrance hall - with a beautiful wood flooring that flowed all the way through. Seen to go straight ahead into the dining kitchen as the wall and door have been taken away, accentuating the flow of natural light from the window ahead, and seen to go into the lounge through the glass panelled oak door. The quality we see here sets the tone of a modern, bright home...

Lounge

5.14m x 3.62m - 16'10" x 11'11"
This sizeable lounge has dual aspect windows to the front and rear, beaming light up from the beautiful wood flooring and bouncing from the light, bright modern finished walls. A tilt and turn door doubles up as a huge full length window that grants access into the large conservatory - offering a balance of light and ventilation to both ends of the room.

Conservatory

3.85m x 3.37m - 12'8" x 11'1"
Virtually square in orientation to the naked eye - this sizeable additional living space offers an alternative place for relaxing and socialising. With uPVC windows to all sides, some of which filled to add privacy, and a door into the rear garden from the side aspect - this room offers lots of light, as well as scope to be further improved and incorporated as a more flowing aspect of the home.

Kitchen Diner

5.12m x 4.62m - 16'10" x 15'2"
Having been knocked through into one large L-shaped room - the dining kitchen has been transformed into a much more comfortable open space for meal prep and eating. A recessed dining area presents the perfect place for the children to sit and do their homework, a place to open the laptop and work from home, spread out the arts and crafts materials for a creative afternoon, or a mood-lit alcove for a more intimate dining experience in the late evening. Triple aspect windows to the front, side and rear fill the room with natural light, working hand in hand with the cream toned cupboards and walls to raise the brightness of this fabulous modern kitchen. Dark work surfaces and a bold, dark splash-back bring a striking contemporary contrast, breaking up the light units, walls and flooring beautifully. Modern appliances blend effortlessly - with an extractor hood that looks like it's been sent from the year 3000, a gorgeous and sleek black ceramic electric h

WC

1.55m x 0.79m - 5'1" x 2'7"
Located off the entrance hall, with WC has a window to the front aspect, as well as a loo that has the wash basin built into the cistern to maximise not only the available space, but to be economically and environmentally conscious too. Partly tiled with bold and bright marble effect tiles to the lower half, and a soft goose down grey emulsion to the top half - the room maintains the relaxed and contemporary feel that we get throughout the home.

Bedroom 1

3.64m x 3.35m - 11'11" x 10'12"
Working our way upstairs, the landing area offers views to the rear aspect via a centrally positioned window, and has four doors - to each of the three bedrooms and the bathroom, plus the loft hatch. The master bedroom is to the front of the home, and has been decorated with a plush and welcoming pink finish, with a bold papered feature wall, heavily patterned with a large floral design. The room space has been maximised by hollowing out the large integrated wardrobe, presenting us with what now feels more like a recess that's part of the room - giving a greater sense of size. Finished with a wood plank LVT to match downstairs - the low maintenance / high class feel of the home continues throughout the first floor.

Bedroom 2

3.59m x 2.72m - 11'9" x 8'11"
The second bedroom is adjacent to the master, also overlooking the front of the property. The room has been decorated in a soft, neutral pastel pink, vaguely matching the master bedroom with a more calming tone. The room is also finished with the wood plant LVT that matches downstairs, adding to the flow and synchronicity of the home.

Bedroom 3

The third and final bedroom, this time at the rear of the home, offers a slight change in aesthetic. The wood flooring is the same, so that baselevel vibe remains, but the walls here are covered with a quality textured paper, bringing a different, but equally as relaxing yet contemporary finish. Suited as a good sized single bedroom, but would also work really well as a dressing room, home office or hobby room.

Bathroom

2.71m x 1.74m - 8'11" x 5'9"
To conclude our tour of the inside of the home - we finish up in the family bathroom upstairs. Whilst the bathroom is functioning and does all it needs to do - this room could benefit from some cosmetic finishing touches. The room is fitted with a timeless white suite to include a bath tub shower head included with the mixer taps, and a wash basin. The room is predominantly tiled, with a window overlooking the rear aspect.

Garden

The garden is sizeable and quite private, with its side-on orientation meaning it's largely not overlooked. Scope to increase privacy by installing a fence along the right hand side is there, but a large, tall chain-link fence is in situ to separate the property off from the area of land between it and the Endeavour Academy. The garden is predominantly lawned, with a decked area by the conservatory and concrete patio area to the side. A large pressure treated timber workshop has been installed which has steps down onto the lawn - this has been divided up internally to offer a large storage area, and a fully functioning sauna! With a gate that leads off to the front of the property, this garden is large, private and fully secured, ideal for letting the children and pets roam free without worry.