Small Acre, West End Road, Boston, PE22 0EL

A semi-detached property situated within a semi rural village location, on a plot of approximately 0.5 Acres (s.t.s) providing great scope and potential for alteration and extension (s.t.p.p).

Accommodation comprises an entrance hall, lounge, dining room, kitchen, ground floor shower room and three bedrooms to the first floor. A large driveway provides ample off road parking.

The majority of the grounds are situated to the side and rear of the property and the property itself benefits from lpg central heating and uPVC double glazing.

Entrance Hall Having partially obscure glazed front entrance door, staircase leading off, ceiling light point, wall mounted electric fuse box.

Lounge 13' 0" (maximum including chimney breast) x 10' 0" (3.96m x 3.05m) Having window to front elevation, ceiling light point, two radiators.

Dining Room 16' 0" (maximum taken into recess) x 11' 10" (maximum) (4.88m x 3.61m) Having window to rear elevation, French doors leading to the garden, radiator, ceiling light point, fitted multi fuel burner with tiled hearth, built-in storage to the left hand side of the chimney breast.

Under stairs storage cupboard with obscure glazed window to side elevation, wall mounted shelving, ceiling light point and radiator within.

Kitchen 13' 3" x 5' 4" (4.04m x 1.63m) Having roll edge work surfaces with tiled splashbacks and inset stainless steel sink and drainer, base level storage units, drawer units and matching eye level wall units, space for standard height fridge or freezer, plumbing for automatic washing machine, plumbing for dishwasher, space for electric cooker, wall mounted lpg central heating boiler, ceiling mounted strip light, window to side elevation, obscure glazed side entrance door, radiator.

Ground Floor Shower Room 6' 7" x 5' 2" (2.01m x 1.57m) Being fitted with a three piece suite comprising pedestal wash hand basin with mixer tap, WC, corner shower cubicle with wall mounted electric shower within and fitted shower screen, obscure glazed window to rear elevation, tiled floor, heated towel rail, ceiling light point, additional ceiling recessed light incorporating extractor fan.

First Floor Landing Having window to side elevation, radiator, ceiling light point, access to loft space.

Bedroom One 16' 1" (maximum into recess and including chimney breast) x 10' 0" (4.90m x 3.05m) Having window to front elevation, radiator, picture rail, ceiling light point.

Bedroom Two 12' 0" x 8' 2" (3.66m x 2.49m) Having window to rear elevation, radiator, picture rail, ceiling light point, airing cupboard with radiator within.

Bedroom Three 8' 9" x 7' 7" (2.67m x 2.31m) Having window to rear elevation, radiator, ceiling light point. Exterior The property is situated on a large plot of approximately 0.5 Acres (s.t.s).

A large driveway provides ample off road parking for numerous vehicles. The front garden is predominantly laid to lawn. Double gates lead to the rear garden.

Timber Workshop Having double doors, served by power and lighting. Rear Garden Having hardstanding areas providing seating space, leading to the remainder which is laid to lawn.

The garden houses an adjoining WC, timber shed, greenhouse and lpg tank.

The remaining, larger proportion of the plot is situated to the right hand side of the property and is predominantly laid to lawn and interspersed with a variety of shrubs and trees.

Services Mains water and electricity are connected. The property is served by lpg central heating. Drainage is to a shared private system, with a bio unit serving four properties.

The Vendor has made the Agent aware that any maintenance, upkeep or servicing of the bio unit is split equally between the four properties. Reference 08122025/29655555/lin