West Gate House, West Street, Sleaford, NG34 0SN

A double fronted period residence, with a self-contained annexe cottage, in the centre of 2.5 acres, or thereabouts, of gardens that combine privacy with the most wonderful southerly views Description A handsome late Regency residence at the heart of approximately 2.5 acres of private gardens, orchard and grounds, West Gate House enjoys exceptional south facing views over its own land and the surrounding countryside within this attractive Conservation Village.

Grade II listed and dating from circa 1825, the property combines a substantial five-bedroom family home with a self-contained one-bedroom annexe, with large sitting room and its own garden, making it ideally suited to professional families, multi-generational living, dependent relatives, guest accommodation or home working requirements.

The current owners have undertaken significant improvements, including reroofing the annexe and overhauling the plumbing and heating systems within the principal residence.

Approached via a sweeping driveway from West Street, the house is screened by mature trees and shrubs, creating a private setting despite its central village location.

Accommodation A pair of elegant front doors open into a wide ceramic tile floored reception hallway, with a fine staircase.

The house offers an excellent balance of formal and informal living spaces, characterised by high ceilings, large sash windows and an abundance of natural light.

The principal reception rooms are arranged symmetrically around the hall.

The drawing room features exposed floorboards, a period fireplace and working window shutters, while the dining room enjoys parquet flooring, a fireplace and French doors opening onto the south-facing terrace.

A further reception room provides an ideal office, study or playroom, while the family room, complete with parquet flooring, log-burning stove and French doors to the garden adjoins the kitchen and forms the heart of the home.

The recently refitted kitchen has wooden worktops and integrated appliances, together with a large pantry and practical utility/boot room with back door to the outside.

The first floor provides five bedrooms (one en suite) and a family bathroom. The principal bedroom enjoys dual-aspect views, a dressing room and en suite shower room.

Two further south-facing double bedrooms overlook the gardens and countryside beyond, while bedrooms four and five offer flexibility for family, guests or home office use.

Annexe Cottage Adjoining the house yet entirely self-contained, the annexe offers independent accommodation with its own driveway access, parking and garden. The annexe requires refurbishment.

The ground floor includes a triple-aspect sitting room with French doors to a private courtyard garden, together with a kitchen, pantry and rear lobby.

Upstairs is a generous double bedroom with built-in wardrobes and a bathroom.

The annexe presents an excellent opportunity for extended family, guest accommodation, a live-in carer or supplementary income potential, subject to any necessary consents.

Outside The gardens and grounds extend to approximately 2.5 acres and are a particularly attractive feature of the property.

Formal lawns lie to three sides of the house and are interspersed with mature specimen trees, including a Wellingtonia.

A broad gravel terrace spans the south elevation, providing an ideal setting for outdoor entertaining whilst enjoying uninterrupted rural views.

Beyond the gardens lies an orchard and adjoining pasture, which has independent gated access, with dropped curb, from West Street, creating a rare combination of lifestyle land and privacy in the middle of a Conservation village.

The grounds offer space for recreation, small-scale equestrian interests, hobby farming or those simply seeking room to enjoy the countryside.

Additional outbuildings include a double garage with adjoining workshop.

The annexe benefits from its own gravel courtyard and a charming walled garden with herbaceous borders, greenhouse and wishing well.

Location Folkingham is an attractive and thriving conservation village with a strong sense of community.

Amenities include a village store, tea room, post office, public house and a calendar of village events throughout the year.

At its heart stands the impressive Church of St Andrew, while the broad market square and the striking Queen Anne former coaching inn, The Greyhound, reflect the village's rich heritage.

The village is conveniently positioned for the market towns of Bourne (approximately 9 miles), Sleaford (approximately 10 miles) and Grantham (approximately 13 miles), all of which provide extensive shopping, leisure and educational facilities, including highly regarded Grammar Schools.

Grantham also offers East Coast Main Line rail services to London King's Cross.

Recreational opportunities in the area include swimming pools and sports centres in Bourne and Sleaford, walking and cycling at nearby Grimsthorpe Castle, and a golf course and driving range at Silk Willoughby.

A range of primary schools serve the surrounding villages, including Ingoldsby, Osbournby, Pointon and Billingborough.

For secondary education, Sleaford and Bourne offer an excellent selection of schools, including respected state Grammar Schools.

Independent schooling is also well catered for, with renowned schools at Stamford, Oakham and Uppingham all within reach.

Square Footage: 3,085 sq ft Acreage: 2.54 Acres Additional Info Services: Mains water, electricity and drainage are connected. Oil fired central heating (2024).

Fibre optic broadband is available in the village. Local Authority: South Kesteven District Council.

Council Tax: Annexe A The property is Grade II listed, lies with a Conservation Area and has several TPOs.

Fixtures & Fittings: Only those mentioned in these sales particulars are included in the sale.

All others, such as curtains, light fitting and garden ornaments are specifically excluded but may be available by separate negotiation. All journey times and distances are approximate.