Lincoln Road, Boothby Graffoe, LN5 0LB

The Old Rectory is an exceptionally presented four-bedroom detached family home that has been owned by the same family for over forty years.

Positioned in the sought after Cliff Village of Boothby Graffoe, it enjoys a peaceful village setting, direct access to the Viking Way and the amenities of neighbouring Navenby close at hand.

The property occupies grounds extending to over three acres (STS), offering a combination of space, versatility and potential.

Approached via a carriage driveway, it provides extensive off-road parking and a spacious garage, creating an inviting first impression while offering the practicality that family life requires.

Inside, the accommodation is arranged to provide flexible living space, with multiple reception rooms that adapt to formal entertaining, relaxed family living or working from home.

At the heart of the property is a 32ft living room, enjoying views across the established rear gardens, a natural gathering point for family life.

The kitchen diner is complemented by a traditional Aga, while a separate utility room and ground floor shower room add everyday convenience.

Upstairs, a generous landing leads to the principal bedroom with its own en-suite, three further well-proportioned bedrooms and a family bathroom, with a large loft offering further potential.

The Old Rectory also offers scope for sympathetic modernisation or extension, subject to the necessary planning permissions, allowing future owners to create a home tailored to their own tastes and needs.

Externally, the home is set within its own extensive grounds, with beautifully maintained lawns, patio and seating areas, raised flowerbeds, wildlife pond, mature trees and a greenhouse.

For equestrian enthusiasts or those seeking generous outdoor space, there is stabling for two horses, a barn, tack room and further store, with a yard and paddock extending to approximately 2.5 acres (STS).

With established planting throughout and no immediate neighbours, the grounds enjoy a welcome degree of privacy. The current owner shares: "This has been an exceptional family home for us.

From summer days spent in the gardens to the convenience of having the paddocks, stables and barn, we've loved the balance of peaceful countryside living and practical space.

It's a very special place that has given us many happy memories." Rich in character and brimming with potential, The Old Rectory is a rare opportunity to acquire a substantial countryside home offering space, character and an enviable rural setting.

Location, Schooling & Commuting Boothby Graffoe is a picturesque Cliff Village known for its period properties, stone walls, welcoming community and access to the Viking Way.

Neighbouring Navenby provides independent shops, cafés, public houses, a florist, doctors' surgery, pharmacy and a well-regarded primary school, while the Cathedral City of Lincoln lies only a short distance to the north.

The property falls within the catchment for primary schools in Coleby and Navenby, with secondary options nearby including The Robert Pattinson Academy in North Hykeham, Carre's Grammar School and Kesteven & Sleaford High School in Sleaford.

Lincoln offers strong independent education alongside The Priory Academy LSST, rated Good by Ofsted.

For commuters, Lincoln and Sleaford are each around 20 minutes, with Newark North Gate and Grantham approximately 30 minutes.

From Newark North Gate, high-speed services reach London King's Cross in around 80 minutes.

EPC Rating: D Entrance Hall   A spacious and welcoming entrance hall filled with natural light from two windows, featuring library-style book-shelving that adds both character and practical storage.

Dining Room   4.03m x 5.33m A spacious dining room with plenty of room for a family dining table and additional furniture.

Patio doors open directly onto a secluded patio area, while a side window fills the room with natural light, creating a bright and welcoming space.

Living Room   3.61m x 5.6m A welcoming living room centred around an open fire, flowing seamlessly into the adjoining garden room, which enjoys delightful views across the mature garden.

Together, these rooms create a superb living and entertaining space, with the garden room providing direct access to the side patio.

Garden Room   3.41m x 4.24m A bright and spacious garden room enjoying panoramic views across the mature garden.

With direct access to the side patio, it provides a peaceful space to relax while seamlessly connecting the home with the outdoors.

Study   3.39m x 4.0m A versatile study that could also be used as a playroom or fifth bedroom, benefiting from easy access to the ground floor shower room.

Kitchen / Dining Room   4.89m x 6.3m A spacious kitchen dining room fitted with an Aga, offering ample space for family dining.

Conveniently positioned with direct access to the utility room and adjoining shower room.

Utility Room   2.25m x 2.97m A practical utility room with space for a washing machine or tumble dryer, a large range of storage cupboards, and a double sink.

Shower Room   A well-appointed shower room fitted with a shower, basin and toilet.

Landing   A spacious open landing with ample room for occasional furniture, providing access to the large boarded loft.

Subject to the necessary planning permissions and building regulations, the loft offers potential to create two additional bedrooms.

Bedroom One   3.03m x 5.07m Large principal bedroom, with dual aspect windows. This bedroom further benefits from access to an en-suite.

Bedroom One En-Suite   En-suite with toilet, basin and shower. Bedroom Two   3.92m x 4.74m Large double bedroom, with dual aspect windows.

This bedroom further benefits from built-in wardrobes and hand basin. Family Bathroom   Large family bathroom fitted with a bath featuring a shower over, basin and toilet.

Bedroom Three   3.92m x 4.64m Large double bedroom, with dual aspect windows. This bedroom further benefits from built-in wardrobes and hand basin.

Bedroom Four   3.61m x 3.91m Large double bedroom, with built-in wardrobe and shelving.

Boiler Room   1.99m x 2.54m A useful boiler room providing handy additional storage, housing a boiler that is less than 18 months old.

Garage   3.2m x 5.29m A large garage featuring the original side-sliding door, a side access door, high ceilings and a rear window, offering excellent storage or workshop potential.

Stables - Store   2.11m x 2.97m A useful store room, ideal for keeping garden equipment, tools and outdoor essentials neatly organised.

Stables - Stable One   3.37m x 4.03m A well-sized stable providing excellent space for housing horses or additional storage for equestrian equipment and supplies.

Stables - Stables Two   3.37m x 4.06m A well-sized stable providing excellent space for housing horses or additional storage for equestrian equipment and supplies.

Stables - Tack Room   2.42m x 3.37m A practical tack room providing useful storage for saddles, bridles, riding equipment and other equestrian essentials.

Stables - Barn   3.5m x 7.16m A substantial barn offering excellent storage space with potential for a variety of uses, subject to any necessary consents.

Garden   The property is set within extensive wraparound gardens, with a generous front lawn featuring an orchard and mature trees.

The beautifully maintained rear gardens include a wildlife pond and extend around the property to the stable yard and paddock, with convenient access to the paddock from the driveway, rear garden and stable yard.

Parking - Driveway   A large carriage driveway provides extensive off-road parking and easy access to the property, garage and paddock.

Disclaimer   These particulars are intended as a general guide only and do not constitute any part of an offer or contract.

All information, measurements and descriptions are provided in good faith but should not be relied upon as statements of fact. Taylor Ross has not tested any services, appliances or equipment.

Buyers and tenants are advised to carry out their own inspections and seek independent legal advice before proceeding.