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" Poethlyn House has been fully renovated back to brick and extended with a brand new single storey rear extension, creating a high spec home that combines original character with modern upgrades. Located in Lincoln s sought after West End, the property overlooks the West Common to the rear and is within walking distance of the city centre, making it ideal for those who want easy access to local amenities, shops and restaurants. The nearby West Common and Foss Dyke also offer great walking & cycling routes right on the doorstep. The back to brick renovation and extension also includes a new roof, new insulation, new UPVC windows and doors and a Worcester Bosch combi boiler manufacturers guarantee until 2037 with new radiators throughout. Inside, the property features oak fire doors, quality flooring, LED downlights in key areas and original fireplaces that add to its character. Set over three floors, the layout includes four double bedrooms, a family bathroom, shower room, utility room and a downstairs WC. The sitting room leads to a dining area that has been opened into a brand new rear extension, creating a spacious kitchen and dining space. The kitchen is fitted with Wren shaker style grained units, integrated appliances and huge sliding doors opening onto a composite deck and newly turfed garden. Externally, there is a courtyard to the front and a landscaped garden at the rear. The renovation and extension are fully certified, including Building Control, Gas Safe and Electrical Certification, making this a high quality, move in ready home in a fantastic location.

RENOVATION DETAILS AND SPECIFICATION This stunning home has undergone a back to brick renovation and huge brand new single storey rear extension, meticulously finished to an exceptional standard. Every element has been carefully considered.

Quality Assured
Fully certified renovation Building Control, Gas Safe & Electrical Certification
EPC Rating C 75 Ensuring energy efficiency

Structural & Insulation Upgrades
New Roof Felt, battens, tiles, and leadwork replaced
Composite Cladding Enhancing dormer aesthetics & durability
Internal Insulation Applied to original external walls for improved thermal efficiency
Flooring Upgrades Ground floor fully excavated, insulated & screeded; replacement
floorboards & joists installed where required
Dividing Floor & Ceiling Insulation Enhancing warmth & soundproofing

Windows, Doors & Heating
New UPVC Windows & Composite Front Door
UPVC Sliding Doors Seamless indoor outdoor connection
Worcester Bosch 36kw Combi Boiler Manufacturers guarantee until January 2037
Double Panel Radiators Throughout With white designer radiators in the kitchen

Bathrooms

Luxury 4 Piece Family Bathroom
Wall hung double vanity unit
Freestanding bath and large shower
LED heated mirror with Bluetooth connectivity
Chrome towel radiator
Large format tiled floor & half height tiled walls

Contemporary 3 Piece Shower Room
Floor standing vanity unit
Large shower
Chrome towel radiator
Tiled floor & half height tiled walls
LED mirror

Ground Floor WC
Floor standing vanity unit & white towel radiator
Half height wall tiling

Utility Room
Plumbing and space for washing machine and dryer
Fitted larder unit

Stylish Interior Design
Oak 4 Panel Fire Doors with polished chrome furniture
MDF Ogee Skirting & Architraves
Feature Black Staircase
Fully decorated White matt walls, ceilings & woodwork

Lighting & Electrical
LED Downlights in key areas Living room, dining room, kitchen, utility, bathrooms & master bedroom
External Lighting Enhancing the front entrance & new extension
TV Points Installed in all bedrooms, living room & dining room

Flooring
Laminate Flooring Throughout the ground floor
Carpet & Underlay To all stairs, landings & bedrooms

New Extension The Heart of the Home
Open plan kitchen, utility room & toilet
Feature fixed glazing in the dining room with garden views
Wren Grained Effect Shaker Style Kitchen & Utility with 22mm White Matt Crystal Worktops
Integrated Appliances
50 50 fridge freezer
Double oven
Induction hob & black extractor hood
Integrated dishwasher
Larder Unit With double socket in the utility room
Spaces for separate washing machine & dryer in utility
Wall tiles to kitchen & utility

Exterior & Landscaping
New Roof Canopy Over the front entrance with rosemary tiles
Bardon Hill Granite Chippings With slab pathway to the front door
Hampton Oak Grey Composite Decking To the side of the new extension
Rear Garden Newly turfed

SITTING ROOM 12 8" x 12 6" 3.86m x 3.81m With three UPVC double glazed windows, composite external door, laminate flooring, feature fireplace with tiled surround and mantle over, two radiators and spotlighting.

LIVING & DINING AREA 18 11" x 12 8" 5.77m x 3.86m With stairs rising to the first floor, under stairs storage cupboard, laminate flooring, feature fire surround with tiled backdrop, UPVC double glazed window, radiator, spotlighting and opening into the kitchen.

KITCHEN 20 2" x 7 1" 6.15m x 2.16m With huge UPVC double glazed sliding doors, fitted with a range of larder, base units and drawers with slimline work surfaces over and complementary tiled splashbacks, Quartz sink unit and drainer with mixer tap, integral double oven, five ring ceramic hob with extractor fan over, integral fridge freezer, integral dishwasher, two vertical radiators and spotlighting.

UTILITY ROOM 7 1" x 6 0" 2.16m x 1.83m With UPVC double glazed window, laminate flooring, fitted larder unit with slimline work surface to the side and plumbing and space for washing machine and dryer, complementary tiled splashback, radiator, spotlighting and extractor fan.

WC 7 1" x 3 8" 2.16m x 1.12m With laminate flooring, partly tiled walls, low level WC, wash hand basin with mixer tap and cupboard space below, vertical heated towel rail, extractor fan and spotlighting.

FIRST FLOOR LANDING With stairs to the second floor and radiator.

BEDROOM 1 16 4" x 11 4" 4.98m x 3.45m With four UPVC double glazed windows, feature fireplace, radiator and spotlighting.

BEDROOM 2 12 7" x 9 8" 3.84m x 2.95m With UPVC double glazed window, feature fireplace and radiator.

BATHROOM 12 7" x 6 3" 3.84m x 1.91m With UPVC double glazed window, tiled flooring, partly tiled walls, low level WC, double wash hand basin with storage below, freestanding bath, walk in shower cubicle, heated towel rail, LED Bluetooth mirror, spotlighting and extractor fan.

SECOND FLOOR LANDING With access to the roof void and radiator.

BEDROOM 3 16 4" x 12 0" 4.98m x 3.66m With UPVC double glazed window and radiator.

BEDROOM 4 14 11" x 11 0" 4.55m x 3.35m With UPVC double glazed window and radiator.

SHOWER ROOM 8 8" x 4 11" 2.64m x 1.5m With tiled flooring, partly tiled walls, low level WC, wash hand basin with mixer tap and cupboard space below, walk in shower cubicle with rainfall shower, LED mirror, radiator, spotlighting and extractor fan.

OUTSIDE There is a low maintenance courtyard garden to the front and there is access through the passageway to the side leading to the rear garden, which can also be accessed from the sliding doors in the kitchen. To the rear of the property there is a composite decking area and lawned garden and overlooking the West Common."