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"Bourne 4.5 miles Stamford 6.5 miles Oakham 17 miles
Peterborough 18 miles Trains to Kings Cross in 50 minutes
Uppingham 20 miles Grantham 20 miles Melton Mowbray 20 miles Oundle 25 miles .
All distances and times are approximate


SITUATION

Witham on the Hill is a picturesque village nestled in the rolling countryside of Lincolnshire, offering a serene and idyllic setting for those seeking a peaceful, rural lifestyle. Characterized by its traditional stone cottages and scenic surroundings, the village exudes timeless English charm. The village boasts a charming church, a welcoming public house, and a highly regarded preparatory school.

The area is known for its strong sense of community, scenic walking trails, and close proximity to local state and private schools, such as Stamford, Oundle, Uppingham and Oakham, making it an appealing choice for families and retirees alike.

Located just a short drive from the market towns of Stamford and Bourne, it provides residents with the perfect balance of quiet village life and access to essential amenities. Peterborough to the south and Grantham to the north provide more extensive commercial, leisure and shopping facilities with fast and frequent train services to London Kings Cross.

HISTORY

Palace Farm, once known as King John s House, is believed to be on the site of a medieval Bishop s Palace. Listed Grade II, Palace Farm displays attractive stone elevations with stone mullioned windows, leaded lights and a Collyweston slate roof. The property originally formed part of the Witham Hall Estate and receives a mention in Pevsner s The Buildings of England .

DESCRIPTION

As you step through the grand front door, you re greeted by a bright and spacious entrance hall that exudes warmth and elegance. The high vaulted ceiling, paired with dual aspect windows and cozy window seats, fills the space with natural light, creating an open and welcoming ambiance. Overhead, a gallery landing with a modern glass balustrade enhances the sense of grandeur. A stunning exposed stone fireplace, complete with a wood burning stove, serves as a captivating centrepiece, perfectly highlighting the home s character and timeless charm. Adjacent to the entrance hall, you ll find a practical cloak room with a stained glass effect rear door leading to the garden, and a convenient downstairs WC.

To the right of the entrance hall, partially glazed double doors open into the welcoming living room. Here, polished hardwood floors complement the striking open fireplace, framed by a rustic stone hearth, which serves as the focal point of the room. Tudor style diamond grid windows allow natural light to flood the space and offer picturesque views to the front elevation, adding historic character that is echoed throughout the home.

A beautiful stone archway leads into the snug, where a large wood stove set in exposed stone creates a cozy and inviting atmosphere. Dual aspect windows provide delightful views of both the internal garden room and the outdoor lawn. This versatile room features built in storage and can also be accessed via the entrance hall.

At the heart of the home, the kitchen is truly exceptional, featuring bespoke solid wood cabinetry by Frank Holcombe, granite countertops, and travertine effect tiled flooring. The kitchen is enhanced by a pantry with pocket doors and drawers, a Belfast sink, an electric Aga, and intricate wood detailing, all of which elevate its country style. Light floods the space from dual aspects, and it conveniently leads to a separate boot room with access to the courtyard. From here you will find access to the cellar.

The property also benefits from separate living accommodation spread over two floors, accessed via the kitchen s boot room. Currently utilized as a utility room, this space includes built in storage, plumbing for a washing machine, and a kitchenette fitted with a dishwasher, double oven, sink, and induction hob. Additionally, there is an understairs cupboard, a downstairs WC, and an office space with views over the driveway.

Upstairs, a spacious living room with exposed beams, built in storage, and a low window to the courtyard leads to a double bedroom with a vaulted ceiling and picturesque views over the paddock.

Accessible from the kitchen, the garden room is a stunning area with vaulted exposed beams, underfloor heating, and full length windows that bathe the space in natural light. Bifold doors open to the dining terrace and lawn, creating a seamless transition between indoor and outdoor living. Exposed stone walls add to the room s charm, making it perfect for entertaining and offering beautiful views of the garden and natural swimming pond.

Returning to the entrance hall and ascending the main staircase, the first floor landing features a fitted bookcase with a hidden storage cupboard and a modern glass balcony overlooking the entrance hall below. The stylish family bathroom on this floor includes a shower and garden views.
The first double bedroom offers fitted wardrobes, a large window with picturesque garden views, and a storage cupboard. A second double bedroom boasts ample natural light, a striking fireplace, and built in storage, with two window seats set in exposed stone windows providing scenic views. The guest suite, also located on this floor, overlooks both the driveway and paddock and includes built in wardrobes and an ensuite bathroom with a bath, shower, heated towel rail, and fireplace.

On the second floor, the landing is illuminated by natural light from a large window and features built in storage. A further large double bedroom is found on this floor, with an ensuite shower room and views over the front elevation.

The principal suite is a remarkable space with vaulted exposed beams, exposed stone walls, and fitted cupboards. Large stone windows with shutters offer breathtaking views of the countryside, while the walk in dressing room provides charming views of the paddock. The spectacular ensuite bathroom is luxuriously appointed with double sinks, a standalone bath, a large shower, and a deep set window with countryside views. The principal suite also includes an additional dressing area.

OUTSIDE

The property is accessed via electric gates that open to a large gravel driveway, providing ample off road parking. A manicured lawn to the left wraps around the property, adorned with beautiful rose beds. A large garage further down the driveway offers ample storage, and the driveway is lined with natural English hedging, mature shrubbery, and a steel edge defining neat herbaceous borders.

To the rear, the landscaped gardens feature a dining terrace and expansive lawns with views of the original BIOTOP natural swimming pond, recently constructed in 2020. The natural swimming pond includes smart decking, lily pads, pond plants and a BIOTOP self purification system that ensures the swimming area is kept clean and clear. An immaculate tennis court and tennis shed, equipped with floodlights, is surrounded by a lawn and separated from the formal lawn by a dry stone wall. Beyond the tennis court lies a fruitful orchard, meticulously maintained and filled with redcurrants, blackcurrants, peaches, plums, raspberries, apples, and pears, all enclosed by a beautifully kept beech hedge.

The property also includes a paddock of approximately 4.5 acres, complete with a newly constructed tool and bike shed. Palace Farm stands as a magnificent blend of historic charm and modern luxury, offering an unparalleled living experience in a truly exceptional setting.

GENERAL REMARKS

SERVICES
Private water supply with Mains as alternative if required. Electricity and drainage are connected. Oil central heating. None of the services have been tested by the agents.

FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others, such as curtains, light fittings and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
South Kesteven District Council

COUNCIL TAX
Band G

SPORTING, TIMBER AND MINERAL RIGHTS
In so far as they are owned by the vendors, rights of sporting, timber and mineral are included within the sale.

TENURE
Freehold

PLANS, AREAS AND SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

VIEWING
The property may only be inspected by prior arrangement through King West.

DIRECTIONS
From the A1, take the exit signed for Stretton and proceed through Stretton towards Castle Bytham. At the Castle Bytham crossroads continue straight on towards Little Bytham. In Little Bytham turn right sign posted for Witham on the Hill. As you enter the village of Witham on the Hill, passing the school on the right hand side, the church on the left hand side, turn left into Palace Farm as the road bares right.

IMPORTANT NOTICE
King West, their joint Agents if any and clients give notice that
1.These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs, videos and or virtual tours illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5.King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6.MONEY LAUNDERING REGULATIONS Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Information on the Payer Regulations 2017. King West asks for your co operation in this regard.
7.These particulars should not be reproduced without prior consent of King West. May 2025.



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