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Goulceby, Lincolnshire Wolds LN11 9WA
£275,000 | 3 bedrooms

Property features

• Detached house in grounds of 0.5 acre (sts)
• Lincolnshire Wolds village location
• Needs improvement but has great potential
• Space for extension/outbuildings (stp)
• 3 double bedrooms and first floor bathroom
• Hall, cloaks/WC, gallery landing
• Breakfast-kitchen with appliances
• Dining lounge with fireplace
• Conservatory, LPG CH system, DG windows
• Large garden and stable needing repair

Directions From Louth proceed away from the town on the Horncastle Road and at the junction with the bypass carry straight on at the staggered crossroads. At the top of the hill take the first right turn and then follow the lane for some distance through the village of Raithby and up the hill onto the Wolds as far as the crossroads with the Bluestone Heath road. Carry straight on here and proceed past the Redhill Nature Reserve on the right, down the steep hill and to the T-junction, turn left and then turn right after a short distance into Goulceby. Carry on along the lane and then take the third left turn into Watery Lane, continue through the village and take the right turn along Shoe Lane where the property is just after the Three Horseshoes country pub.

The Property The house has rendered principal walls with brick quoins beneath a pitched concrete tiled roof and the windows are mahogany effect and white uPVC double-glazed units whilst to the side, the Conservatory has an opaque polycarbonate roof. Heating is by an LPG central heating system.

Accommodation (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale)

Ground Floor Main Entrance at the rear with Tiled Canopy Porch on timber pillars set onto brick base walls and outside light point over. Part-glazed multi-pane door with double-glazed side panel to:

Entrance Hall With an attractive return staircase, having a spindle balustrade to a gallery landing above. Under stairs storage recess, radiator, smoke alarm and side lobby with stable-type door to outside; further door to the

Cloakroom/WC white suite of low-level WC and small bracket wash hand basin with tiled splashback; radiator.

Dining Lounge Extending through the full depth of the building, a spacious room with a feature wide brick fireplace having timber manel shelf, slab-paved raised hearth, display niches and open grate. Front window with attractive views across the open fields to the south and further window with decorative panes on the side elevation. Rear double-glazed sliding patio door and side panel onto the garden. Two radiators, six wall light points and ten-pane glazed door from the entrance hall. Glazed door with double-glazed side panels to:

Conservatory Having white double-glazed windows and gable on a brick base with part-glazed (double-glazed) French door onto the rear patio, opaque polycarbonate roof and fine views across the gardens and surrounding fields.

Breakfast Kitchen A good size and fitted with a range of light oak-fronted units comprising base cupboards, drawer unit with deep pan drawers, tall unit housing Neff electric oven and grill and a range of wall cupboards together with a glazed dresser unit with drawer under. Wine rack, corner shelf unit, roll-edge work surfaces with ceramic tile splashbacks and single drainer stainless steel sink unit. Neff four ring gas hob, free-standing Fidgidaire freezer on one of the work surfaces, Montpellier washing machine and Montpellier refrigerator with integral freezer cabinet. Breakfast bar to one side with obscure glazed panels to the dining lounge adjacent and a matching fifteen-pane glazed connecting door. Wall-mounted Worcester 24 CDI LPG central heating boiler. Radiator and three spotlights to ceiling fitting. Glazed ten-pane door from the entrance hall.

First Floor

Landing With spindle balustrade extending from the staircase to form a gallery area and feature large window with decorative leaf pattern double-glazed pane above the half landing. Louvred door to built-in linen cupboard with shelving. Two wall light points, radiator and trap access to the roof void. Smoke alarm.

Bedroom 1 A double bedroom with a window on the front and side elevations jointly providing panoramic views across the surrounding countryside. Louvred double doors to a recessed built-in wardrobe with clothes rail and shelf. Radiator, ceiling light point and two wall light points.

Bedroom 2 A further double bedroom, also having window to the front and side elevations, together with radiator and louvred doors to a recessed double wardrobe with clothes rail and shelf.

Bedroom 3 A third double bedroom with radiator and window providing excellent views across the gardens to the hills of the Lincolnshire Wolds in the distance. Louvred doors to built-in store cupboard and recessed double wardrobe with clothes rail and shelf. Ceiling light point and two wall light points.

Bathroom A good size with a light-coloured suite comprising panelled bath with two grips, pedestal wash hand basin, low-level WC and a corner shower cubicle with an Aquatronic II electric shower unit. Ceramic tiling to the walls on all four sides and rear window with tiled reveal. Extractor fan.

Outside The property stands on a plot of very generous proportions which is triangular in shape overall and extending to approximately half-an-acre (subject to survey). From Shoe Lane there is a vehicular entrance with a metal field gate set into the ornamental brick and timber-panelled boundary wall and fencing. The gate opens onto the main garden which is principally laid to lawn with an old-fashioned street lamp to one side and a wide variety of ornamental trees, shrubs and bushes, together with rose beds, flower borders and pathways leading across to the cottage. By the conservatory there is a slab-paved patio enclosed by a dwarf brick wall with capping and the pathway then continues around the opposite side of the property where there is space on a block-paved area for wheelie bins and LPG storage tanks. A wrought iron pedestrian gate is set into a brick wall with shaped archway over and there is a block-paved approach from the lane. Tiled canopy porch above the stable door into the side lobby with outside light.

To one side of the gated entrance there is a timber range of two stables and an open-fronted store which have an overhanging canopy roof, though the roof in particular is in need of urgent attention and ideally needs to be reconstructed. Overall, the building is approximately 10.6m long x 3.6m deep.

The large main garden is laid to grass, screened by tall hedges, and extends across to one side into an area which is now mainly wooded but provides potential to be opened up to create further formal gardens if required. There is ample space for numerous outbuildings and parking areas, subject to obtaining any necessary permissions the local authority.

Viewing Strictly by prior appointment through the selling agent.

Location Goulceby is a highly regarded country village positioned in the Lincolnshire Wolds Area of Outstanding Natural Beauty and located between the market towns of Louth, Horncastle and Market Rasen (9, 7 and 14 miles respectively). The main regional business centre is Lincoln City which is approximately 23 miles and therefore within easy commuting distance and the Lincolnshire coast is a similar distance to the east.

Adjoining the property is the Three Horseshoes country pub which serves food, and which incorporates a village shop. Just 3.5 miles away is the neighbouring village of Donington-on-Bain which has the Post and Pantry post office and shop selling local produce, a second shop, The Black Horse country pub with restaurant, a primary school and direct access to the Viking Way which leads through the Wolds, together with many other attractive country walks and bridleways.

Overage Clause - If planning permission is obtained within a 20-year period for development other than outbuildings and extensions which are ancillary to the main dwelling, the sellers reserve a 20% share of any uplift in value to be triggered either by sale or commencement of such development.

General Information The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps and outlined aerial images are not to specific scale, are based on information supplied and subject to verification by a solicitor at sale stage. We are advised that the property is connected to mains water, electricity and drainage is to a private system, but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band D.

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