Gipsey Drove, Boston, Lincolnshire, PE22

Looking for an incredible amount of land, a beautiful Farmhouse, and outbuildings for your projects or hobbies? Welcome to White House.

Set within approximately 8.57 acres (STS), this appealing detached Farmhouse offers an excellent opportunity for those seeking a rural lifestyle, with land well suited to smallholding, equestrian, or general agricultural use. 

The home and land comes complete with a wide variety of fruit trees to include eating apples, cooking apples, cherries, almonds, plums, pears and peaches, plants, trees and even animals to make this smallholding ready to enjoy straight away. The sheep, hens, and birds including a peafowl, goose, turkey and ducks are included. The farm also has the usual resident farm helpers, to help keep rodents at bay, these cats are your typical farm cats, enjoying spending their time around the farm, but not there to sit in the owners lap as they know they have a job to do.

The home is thoughtfully laid out, comprising a welcoming entrance hallway, two well proportioned reception rooms ideal for family living, and a generous kitchen/diner forming the heart of the home with access to the outside. In addition, there is an office which offers flexibility for remote working or could serve as a hobby room or occasional fourth bedroom, and a ground floor WC.

To the first floor, there are three bedrooms and a modern shower room, as well as built in storage.

Externally, the property truly comes into its own. The grounds extend to approximately 8.57 acres (sts) and are currently mainly utilised for grazing sheep, with a series of enclosed paddocks offering excellent potential for a variety of uses, subject to any necessary consents. There are also numerous outbuildings and sheds, providing valuable storage and scope for agricultural, equestrian, or workshop purposes. The property benefits from ample parking, generous garden space, and additional access via a practical farm track for vehicles, livestock, and equipment.

Surrounded by open countryside, the property enjoys far reaching rural views and a strong sense of privacy, making it an ideal choice for those looking to embrace country living.

Owners' Best Bits: “The privacy and freedom to enjoy the property uninterrupted is something we've really loved. It's incredibly relaxing here, especially with the sounds of the birds all around. We've enjoyed growing our own fruit and vegetables and making the most of the harvest each year. It's also been a wonderful place to have friends and family over to spend time together and for them to enjoy holidays here. Every season has its own charm - spring, summer, autumn and winter are all equally lovely.”  

THERE WILL BE A DEVELOPMENT OVERAGE PLACED ON THE PROPERTY FROM THE DATE OF COMPLETION AND THIS WILL BE TRIGGERED ON IMPLEMENTATION OF PLANNING PERMISSION OR DISPOSAL WITH THE BENEFIT OF PLANNING PERMISSION (WHICHEVER IS THE EARLIER) FOR ANY RESIDENTIAL USE, ENERGY GENERATION AND STORAGE DEVELOPMENT. THE OVERAGE WILL BE FOR A PERIOD OF 25 YEARS AND THE AMOUNT PAYABLE WILL BE 25% OF THE UPLIFT IN VALUE AT THE TRIGGER DATE.

The property is connected to mains electricity and water, drainage is via a septic tank. Further benefits include energy efficient features such as air source heating and solar panels, contributing to lower running costs and improved sustainability.

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.

Front Entrance Hall

The welcoming entrance hallway provides the perfect place to hang coats, store shoes and keep everyday essentials neatly organised.

Lounge

4.82m x 4.8m - 15'10" x 15'9"
Whether hosting friends and loved ones or simply unwinding with a cup of tea while taking in the stunning surrounding views, this room truly is the perfect space. The gorgeous feature fireplace complete with a multi fuel burner is a charming focal point and adds an elemental of character. Dual aspect windows and elegant French doors allows the room to flood with natural light and creates a seamless connection between the indoors and outdoors. Flowing beautifully between the sitting room and side hallway the room is finished with easily maintainable LVT flooring and creates the sense of continuity throughout the rooms.

Sitting Room

3.87m x 3.73m - 12'8" x 12'3"
This delightful room offers a peaceful retreat, perfect for unwinding at the end of a busy day and taking a moment of calm, or curling up with a good book in front of the beautiful feature fireplace complete with a multi fuel burner to keep you warm on those cooler evenings. The well positioned windows allow an abundance of natural light to fill the room through the day, whilst still retaining its cosy atmosphere as the evenings draw in.

Rear Entrance Hall

The open hallway creates a warm and welcoming flow throughout the home, seamlessly joining the kitchen, lounge and sitting room. Adding to the home's practicality there is a two generously sized storage cupboards, ideally for keeping your home organised and clutter free, also benefitting from one of the three loft hatches located within the property.

Kitchen Diner

The heart of the home and a dream space for any keen cook, this impressively spacious kitchen offers everything you could possibly need for both everyday family life and also entertaining, featuring a Unicat cooker, industrial extractor fan, and dishwasher. Storage is certainly in no short supply, with ample room for two upright fridges and two upright freezers, making it ideal for larger families. The generous layout also provides plenty of space for a large dining table, creating a warm and sociable setting for family meals, relaxed gatherings, and special occasions with friends and loved ones.

Utility Area

4.48m x 1.94m - 14'8" x 6'4"
A useful and practical space, with a section of the room that is partially tiled for easy maintenance. Perfectly suited to the demands of busy family life, the area offers both space and plumbing for a washing machine, along with additional room for a tumble dryer. Natural light brightens both this space and the hallway from both the skylight and rear aspect window.

Office/Bedroom Four

2.77m x 1.79m - 9'1" x 5'10"
This adaptable rooms provides a wonderful additional space that could be used as a cosy downstairs bedroom, a quiet home office or a fun children's playroom. Full of potential this room can easily be tailored to fit in with your lifestyle and be altered as your growing home requires. This adaptable rooms provides a wonderful additional space that could be used as a cosy downstairs bedroom, a quiet home office or a fun children's playroom. Full of potential this room can easily be tailored to fit in with your lifestyle and be altered as your growing home requires.

WC

1.33m x 1.19m - 4'4" x 3'11"
The downstairs WC is a practical and essential feature for modern family living, ideal for both guests and day to day use., being fully tiled for easy maintenance and complete with WC and hand basin.

Landing/Storage

The charming landing space with traditional style doors leading you through to the upstairs bedrooms and bathroom. With useful cupboards housing the solar panel systems and hot water tank, whilst also still providing additional storage space to keep the home organised and clutter free.

Bedroom One

4.03m x 2.82m - 13'3" x 9'3"
This spacious master bedroom offers a peaceful retreat, perfectly positioned to the front of the property to enjoy the stunning field views, the room is enhanced by dual aspect windows creating a bright and airy atmosphere. Offering plenty of space for additional furniture the room is tastefully completed with a stylish and modern feature panelled wall.

Bedroom Two

3.2m x 2.72m - 10'6" x 8'11"
A well presented double bedroom which enjoys the beautiful views of your surrounding land, an inviting space offering a relaxing atmosphere. A bright room with plenty of space for additional furniture and flexibility to tailor the layout out to your families needs.

Bedroom Three

3.05m x 1.79m - 10'0" x 5'10"
This comfortable third bedroom would be perfectly suited as a smaller guest room, a children's nursery or even your dream dressing room, offering excellent versatility to suit a variety of lifestyles. The window to the front aspect allows the room to be filled with natural light while also enjoying the beautiful field views, also benefiting from one of the three loft hatches located within the property, providing convenient additional access to useful loft storage space.

Shower Room

2.16m x 1.68m - 7'1" x 5'6"
The well presented bathroom being fully tiled is both stylish and practical, the space features a shower cubicle, WC and hand basin. Additional storage beneath the sink offers a useful solution for keeping toiletries and essentials neatly organised.

Garden/Parking

Offering parking for several vehicles, the property also benefits from a right of way over the neighbouring private road which provides additional access points to the land. The outside space is full of potential and features a vast variety of fruit trees that are perfect for baking crumbles or creating your own delicious jams, ideal for those looking for a more self sufficient lifestyle. A range of useful outbuildings including five pig sties, two brick built outbuildings, two metal storage sheds and a wooden chicken coop. Whether for keeping animals, gardening projects, workshops, or additional storage, the outdoor areas offer fantastic flexibility to suit a variety of needs. Alongside the more practical spaces, there is also a smaller garden area providing the perfect spot to sit back, relax, and enjoy the peaceful surroundings and beautiful rural atmosphere, the outdoor space truly offers something for everyone.

Land

With approximately 8.57 acres (STS), this fantastic parcel of land offers an excellent opportunity for those looking to create a smallholding lifestyle. Well suited to a variety of agricultural or equestrian uses the land provides potential for hobby farming, keeping animals or simply having a beautiful rural setting surrounding your home. With the added benefit of taking on the existing livestock making it ideal for buyers seeking a smooth transition into this lifestyle.