Broadford House, High Street, Eastoft, Lincolnshire

ACCOMMODATION

Beautifully arranged over two floors, this attractive home offers a well-balanced blend of space, comfort, and practicality. The thoughtfully designed layout maximises both natural light and functionality, creating a well-appointed space with well-proportioned rooms that flow seamlessly throughout. Ideal for modern family living, the accommodation provides versatile areas for everyday life, entertaining guests, and relaxing in comfort.

HALLWAY

A welcoming entrance hall featuring a uPVC entrance door and laminate flooring. A carpeted staircase rises to the first floor, complemented by an attractive timber newel post and banister rail with decorative wrought iron balustrading. Finished with a radiator, coving to the ceiling and a central ceiling light, this well-presented space provides an inviting introduction to the home.

LOUNGE

5.05m x 3.91m

A comfortable and inviting reception room featuring a fitted carpet, coving, wall lights and a ceiling light. The focal point of the room is an attractive fireplace with a timber surround incorporating a multi-fuel burning stove and tiled hearth, creating a warm and cosy atmosphere. A uPVC window allows for plenty of natural light, enhancing the welcoming feel of this well-proportioned living space.

KITCHEN/DINER

6.88m x 3.25m

A bright triple-aspect kitchen/diner fitted with a range of beech-effect wall and base units complemented by brushed steel handles and ample work surfaces. Features include a composite one-and-a-half bowl sink with drainer, integrated dishwasher, and a stainless steel electric oven with matching halogen hob and extractor canopy above. The room benefits from durable vinyl cushion flooring and a uPVC door providing direct access to the outside, creating a practical and welcoming space for everyday living and dining.

GROUND FLOOR SHOWER ROOM

2.41m x 2.24m

A well-appointed, tiled shower room fitted with a walk-in shower, low-flush toilet, and a vanity wash hand basin with storage beneath. Additional features include a rear-facing window, chrome heated towel radiator, tiled flooring, and coving.

BEDROOM ONE

3.91m x 3.35m

Conveniently located on the ground floor, this versatile double bedroom is ideally suited for an elderly relative, guests, or those seeking single-level living. The room benefits from fitted carpet, coving, and a window to the rear elevation, providing a comfortable space.

BEDROOM TWO

4.44m x 4.09m

A spacious first-floor double bedroom featuring fitted carpet, two Velux windows allowing for an abundance of natural light, a radiator, and a pendant ceiling light. This room also benefits from access to the Jack and Jill bathroom.

BEDROOM THREE

4.09m x 3.91m

A well-proportioned double bedroom featuring fitted carpet, a radiator, and a ceiling light. A window to the side elevation provides natural light, creating a bright and comfortable space suitable for a variety of uses.

JACK AND JILL BATHROOM

2.57m x 2.24m

Fully tiled and well presented, the family bathroom is fitted with a panelled bath that is complimented with a shower above, a vanity wash hand basin with storage beneath, and a low-level flush toilet. Additional features include a window providing natural light and a tiled floor, creating a practical and easy-to-maintain space.

STEP OUTSIDE

Approached via a shared driveway, the property benefits from a generous parking area and carport, providing ample off-road parking for several vehicles. A terracotta-tiled ramp leads to the main entrance, offering convenient access for wheelchair users, those with limited mobility, and families with pushchairs.

The rear garden has been thoughtfully designed for ease of maintenance and enjoyment, featuring a combination of paved patio areas, a neatly maintained lawn, and an attractive timber decked seating area, ideal for outdoor dining and entertaining. Enclosed by a brick wall, the garden enjoys a good degree of privacy and is complemented by established planted borders, creating a pleasant and tranquil setting. A timber summer house provides additional versatility, whether used for relaxation, hobbies, or storage.. Further off-road parking is available to the side of the property, where a timber storage shed is currently positioned.

FIXTURES AND FITTINGS

All built-in appliances, light fittings and fixed floor coverings are to be included within the sale of the property.

SERVICES (not tested)

Mains electricity, oil, water are all understood to be connected to the property.

COUNCIL TAX

The Council Tax Band for this property is Band D as confirmed by North Lincolnshire Council.

AUCTIONEERS COMMENTS

This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation Period. Interested parties’ personal data will be shared with the Auctioneer (iamsold Ltd). If considering a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided, which you must view before bidding. The buyer is responsible for the Pack fee. For the most recent information on the Buyer Information Pack fee, please contact the iamsold team. The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase price inc VAT, subject to a minimum of £6,600 inc. VAT. This Fee is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.

AUCTIONEERS COMMENTS

Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £960 inc. VAT. These services are optional.

IF YOU WOULD LIKE TO MAKE ARRANGMENTS FOR A VIEWING, OR TO MAKE A BID PLEASE CONTACT BELL WATSON ESTATE AGENTS.