278, London Road, Boston, PE21 7BA

An exceptionally well presented, large extended family home with fantastic sized gardens extending to the rear.

The property benefits from an open plan living kitchen with a range of integrated appliances and bi-fold doors leading to the rear gardens, a lounge with log burner and original parquet flooring within the hallway.

The ground floor also benefits from a utility room and ground floor cloakroom. To the first floor are four substantial double bedrooms with en-suite facilities serving both bedrooms two and four.

Further benefits include a pressed patterned concrete driveway, single garage, gas central heating and uPVC double glazing.

Entrance Porch With double entrance doors, ceiling light point, Front entrance door with obscure glazed leaded light and coloured glass detailing through to: - Entrance Hall With staircase leading off, feature parquet flooring, radiator, ceiling light point, cloak cupboard providing storage with wall mounted coat hooks, ceiling light point and electric fuse box within.

Lounge 15' 9" (maximum into bay window) x 14' 1" (4.80m x 4.29m) With feature bay window to front aspect, radiator, picture rail, ceiling light point, TV aerial point with wiring for Sky TV, additional window to side aspect, fitted log burner with stone hearth and matching stone surround.

Open Plan Living Kitchen 23' 3" (maximum) x 13' 7" (maximum) (7.09m x 4.14m) A spacious room benefitting from a high specification fitted kitchen comprising worktops incorporating inset one and a half bowl sink and drainer with mixer tap, additional return work surface forming a breakfast bar with cupboard space beneath, range of base level storage units and pan drawers, integrated oven and grill, integrated microwave oven, integrated dishwasher, integrated induction hob with fume extractor, window to rear aspect, obscure glazed window to side aspect, bifold doors leading out to the garden, two radiators, coved cornice, ceiling recessed lighting, additional feature lighting above the breakfast bar, under worktop feature lighting, under stairs storage cupboard with light point within.

Utility Room 10' 6" (maximum) x 9' 6" (maximum) (3.20m x 2.90m) With roll edge work surface with tiled splashback, inset stainless steel sink and drainer with mixer tap, base level storage units, plumbing for an automatic washing machine, space for a tumble dryer, larder style unit housing the Worcester gas central heating boiler, dual aspect windows, door leading out to the rear gardens, coved cornice, ceiling light point, personnel door to the garage Ground Floor Cloakroom Being fitted with a two piece suite comprising with push button WC, wash hand basin with mixer tap and vanity unit beneath, radiator, coved cornice, ceiling light point, window to side aspect.

First Floor Landing Having two ceiling light points, coved cornice.

Bedroom One 15' 8" (maximum into bay window) x 14' 1" (4.78m x 4.29m) With feature bay window to front aspect, radiator, coved cornice, ceiling light point.

Bedroom Two 19' 2" x 8' 7" (maximum) (5.84m x 2.62m) Having two windows to front aspect, two radiators, coved cornice, two ceiling light points, access to loft space.

En-Suite Shower Room Also serving Bedroom Four.

Being fitted with a three piece suite comprising shower cubicle with wall mounted mains fed shower within and fitted shower screen, WC, pedestal wash hand basin with tiled splashback, radiator, coved cornice, ceiling light point, additional recessed light, extractor fan, obscure glazed window.

Bedroom Three 14' 2" (maximum including built-in wardrobes) x 12' 1" (4.32m x 3.68m) With window to rear aspect, radiator, coved cornice, ceiling light point, built-in wardrobes with hanging rails and shelving within and overhead storage locker, former airing cupboard with slatted linen shelving within.

Bedroom Four 9' 6" x 8' 9" (2.90m x 2.67m) With window to rear aspect, radiator, coved cornice, ceiling light point.

Family Bathroom 8' 9" x 8' 6" (2.67m x 2.59m) Being fitted with a four piece suite comprising shower cubicle with wall mounted mains fed shower with handheld attachment and tiling within and fitted shower screen and tiling, panel bath with wall mounted mixer tap and handheld shower attachment and tiled splashback, wash hand basin with storage beneath and wall mounted mixer tap and tiled splashback, WC with concealed cistern, heated towel rail, ceiling recessed lighting, two obscure glazed windows to rear aspect, extractor fan.

Exterior To the front, the property is approached over a pressed patterned concrete driveway providing off road parking, with lawned front garden and low level privet hedging to the boundary.

The driveway provides vehicular access to the: - Garage 16' 10" x 9' 8" (5.13m x 2.95m) Having up and over door, power and lighting, housing the gas meter and additional wall mounted electric fuse box.

Rear Garden Initially comprising a paved patio seating area providing entertaining space, leading to a predominantly laid to lawn garden.

To the far end of the garden is an additional Indian sandstone paved patio with granite gravel border. To the rear left hand corner of the garden is timber summerhouse.

The garden is fully enclosed by a mixture of fencing and hedging and served by outside lighting. Services Mains gas, electricity, water and drainage are connected. Reference 03042026/30179220/boo