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"The southerly facing rear gardens meander down to the banks of the River Welland from this delightful Victorian home, extended over the years to maximize its superb location and to offer a versatile and capacious family living space. From the light reception the entrance hall retains its Victorian heritage and links the original building to its sympathetic additions, the comfortable sitting room spans the front of the property with the family room to the rear with large window and French doors onto the garden, the kitchen opens through to the breakfast room also benefitting from access to the gardens; ideal for a morning coffee. The first floor offers four good bedrooms with a stunning generous master bedroom with Juliet balcony allowing uninterrupted views over the river and fields beyond; complete with walk in dressing room and a four piece en-suite with shower pod, the family bathroom is also a great size with another four piece suite. Externally the staggered frontage cleverly leaves space for off road parking and access to the integral garage/workshop with a study/office to the rear. The rear gardens although simple make the best of the river frontage with sloping lawns directly to the bank. Superbly positioned within walking distance of local amenities and well renowned schools, around 7 miles north of the cathedral city of Peterborough which offers train links to Kings Cross London in less than 50 minutes, the historic and popular Georgian town of Stamford is 8 miles to the west. EPC RATING E



ACCOMMODATION
With ornate part glazed entrance door through to;

RECEPTION
A light reception with UPVC window to front aspect, wood effect flooring and pedestrian door to integral garage/workshop, further glazed door to;

ENTRANCE HALL
With side stairs to first floor accommodation, recessed storage, wood effect flooring, radiator, power points, wall light points, coved and plastered ceiling

CLOAKROOM/UTILITY AREA
8'1 x 7'1 a clever room combining a two piece cloakroom suite with low level WC, pedestal wash hand basin, and a utility area with space and plumbing for washing machine, part tiled floor, radiator, plastered ceiling

SITTING ROOM
17'8 x 12'2 with dual UPVC windows to front aspect and further UPVC window to side aspect, a light and spacious living space with feature fireplace, picture rail, radiator, power points, TV point and wall lights

FAMILY ROOM/DINING ROOM
15'1 x 11'11 taking all the benefits of a riverside location with UPVC window and UPVC French doors to the rear gardens, wood effect flooring, radiator, power points, wall lights, coved and plastered ceiling

KITCHEN
9'4 x 12'1 with double doors opening through to the garden room/breakfast room, comprising a range of wood fronted base and eye level storage units, incorporating wood edge work surface, 1 ? sink with mixer tap over, integrated oven and four ring hob, fridge/freezer space, power points, coved and plastered ceiling opening to;

BREAKFAST ROOM/GARDEN ROOM
8'11 x 12'4 where else would you want to eat breakfast with views over the gardens and river beyond, brick and UPVC construction, with tiled floor, radiator, power points and exposed stonework

LANDING
Split level landing with power points and plastered ceiling

MASTER SUITE
20'6 x 15'11 a truly spacious area ideal to escape to, with UPVC French doors to the rear and Juliet balcony with views over the river and fields beyond, further UPVC window to the front aspect, radiator, power points, TV point, recessed storage cupboard, ceiling spot light, plastered ceiling

WALK IN DRESSING ROOM
Open plan from the bedroom with a range of hanging rails

EN-SUITE
9'7 x 8'5 (min) with UPVC window to front aspect, comprising a four piece suite, low level WC, pedestal wash hand basin, curved panel bath, walk in multi jet shower pod, radiator, chrome heated towel rail, tiled floor and plastered ceiling

BEDROOM
11'10 x 9'5 with UPVC window to rear aspect and frosted UPVC window to side aspect, radiator, power points, and loft access plastered ceiling

BEDROOM
9'9 x 12'8 with UPVC window to rear aspect, radiator, power points, part vaulted ceiling, coved and plastered

BEDROOM
12'3 x 9'8 with UPVC window to front aspect, radiator, power points, wall lights, coved and plastered ceiling

BATHROOM
7'7 x 12'7 (max) with UPVC window to front aspect, comprising a four piece suite, low level WC, pedestal wash hand basin, panel bath with taps over, walk in shower cubicle with wall mounted shower over, tiled splash backs, radiator, plastered ceiling

OUTSIDE
An impressive yet unassuming frontage, staggered which cleverly leaves space for a block paved driveway with leads to an integral GARAGE/WORKSHOP 14'10 x 14'10 with remote up and over door, power, light and water connected, housing wall mounted boiler. To the rear of the workshop area there is access to an INTEGRAL STUDY 9'3 x 5'4 with radiator, power points, BT point and UPVC door to rear gardens. At the rear the whole focus is the location, set on the banks of the River Welland and southerly facing, the lawns are a good size and slope all the way to the river bank with views over fields beyond, mainly enclosed by fencing with timber shed and side hand gate


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