Rural and Equestrian

Ryecroft House , PE12 0NS

Ryecroft House North Road, Gedney Hill, PE12 0NS

An immaculate contemporary detached country residence transformed by a comprehensive refurbishment and alteration scheme including the creation of private formal grounds extending to approximately 4.18 acres (subject to survey) in totaltotal....

* An exceptional lifestyle property with smart, semi open -pla n living and reception areas, morning and afternoon conservatories and a conservatory-boot room.

* Stunning living/dining kitchen with a very extensive range of units, island with oak work surface and breakfast bars, appliances, utility room and utility cupboard.

* Spacious reception hallway with framed walk-through openings to the reception rooms, oak glazed staircase and large cloakroom/WC with built-in oak furniture.

* Elegant drawing room with feature fireplace and symmetrically positioned dining room.

* Capacious landing with second oak staircase to the second floor.

* Master bedroom suite across the rear wing with dressing/sitting room, walk-in wardrobe-room and ensuite bathroom.

* Balcony overlooking the main "parkland" garden area.

* Guest bedroom with built-in furniture and ensuite shower room; two further first floor bedrooms and family bathroom.

* Second Floor Games Room, Bedroom 5, bathroom 4 and Study or potential 6th bedroom.

* Oil central heating system and uPVC Georgian style double-glazed windows and external doors.

* Grand brick pillared entrance with remote-controlled, motorised cast-iron gates and ample driveway.

Sole Agents:

Cornmarket, Louth, LN11 9QD

T 01507 350500 www.movewithmasons.co.uk

Directions From , take the B1168 road south for around 3 miles and at the crossroads, turn left onto the B1165. After 1.5 miles turn right into Jiggle's Gate for just over half a mile, then bear left at the junction onto Old Fen Dyke. Take th e first right turn and follow the road keeping right at the fork where the bridge crosses the watercourse. Continue for around 3.5 miles until Ryecroft House is found on the left.

Property This substantial detached house is understood to date back to around 2003. F rom around 2009 the present owners initiated the transformation which culminated during 2017 in the stunning home of today.

The house has traditional brick-faced principal walls beneath pitched timber roof structures covered in concrete tiles a nd the windows have been renewed with uPVC double glazed Georgian style units. The interior has been streamlined and styled with a "Timeless" colour scheme applied throughout to the re-plastered rooms, new floor coverings, 6-panel white doors with sympathe tic fluted Georgian style architraves, alarm system, smoke alarms and most of the radiators are now concealed in decorative cases.

The exceptional dining/living kitchen has been re-configured before installing new units and appliances while bathrooms, sh ower rooms and cloakroom/WC have all been re-fitted with contemporary suites, fittings and tiling. Three conservatories have been constructed taking advantage of the morning, afternoon and evening sun, the latter doubling as a boot-room. The oil central he ating system is supplemented by fireplaces with coal and log-effect LPG fires, together with a modern quality Stovax log-burning stove in the main conservatory. There are now two very fine handmade oak staircases with stylish bespoke glazed side panels moulded to the risers

To all extents and purposes the property virtually represents a brand new home and enjoys a fabulous lifestyle with beautiful flowing accommodation. The present owners have also dramatically landscaped the land at the rear to create a “parkland” garden and lake, worthy of this outstanding house.

Accommodation

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

Ground Floor

Woodgrain effect panelled front door finished in pale green externally, with double-glazed side panels to the: -

Entrance Lobby , open to the hallway beyond with slender window on each side and two uplighters.

Reception Hall A sweeping central hallway with Porcelanosa tiled floor and flowing through symmetrical op enings on each side into the reception rooms creating a semi-open-plan effect. The hall then opens out with angled walls at the rear to encompass the handsome handmade oak staircase with glazed side screens and leading up to the gallery landing above; illuminated under-stairs cupboard. Two radiator cases and 3 light points for chandeliers. To the rear of the hall is a walk-in utility store with base and wall units, roll-edge work surfaces with travertine tiled splash-backs and a wall cabinet housing the electricity consumer units with MCB's.

Cloakroom/WC Generously proportioned with extensive handmade oak furniture around two sides enclosing the cistern of the modern squareline white low level dual-flush WC and supporting a vanity wash-basin with square des igner single lever mixer tap. Chrome ladder style radiator/towel rail and points for chandeliers. Art Deco style wall mirror above the wash-basin.

Drawing Room An elegant, bright room with large front windows to the front elevation and a side double-glaze d French door to outside. Two radiator cases and a feature stone fireplace and hearth with inset glazed log-effect LPG fire operated by a hand-held remote-control unit.

Dining Room Fitted with two radiator cases and having a large side window and two comp lementary front windows flooding light into the room. The

£695,000 fireplace is sealed but the flue is intact and could be utilised subject to any specific liner required.

Living and Dining-Kitchen A room of superb size, with framed openings to the morning and afternoon conservatories and rear French doors out onto the patio - garden . A wealth of modern kitchen units extends around three sides of the room with stone effect roll-edge work surfaces, travertine mosaic tiled splashbacks and a centre island of further bas e units with facing breakfast bar on each side and a gleaming solid oak dining and work surface over. Blanco stone effect single drainer sink unit with retractable rinser spray tap, integrated Indesit dishwasher, wine cooler and a Beko electric range cooke r with wide cooker hood incorporating downlighter above. Pelmet strip lights illuminating the work surfaces and three points for chandeliers. Porcelanosa tiled floor extending through into the two conservatories and the utility wing. Radiator case and Pioneer wall - mounted HD TV. Oak pillared fireplace with coal-effect LPG fire set into a polished black surround and hearth.

Morning Conservatory Double-glazed on 3 sides with opaque polycarbonate roof, radiator and French doors.

Afternoon Conservatory Impressive and spacious with double glazing on all three sides from floor level visually combining the interior and garden spaces. Radiator case and point with aerial connection for wall mounted TV. Modern Stovax stove on raised granite hearth.

Utility Room Pos itioned just off the kitchen with the boiler cupboard housing the Grant oil central heating boiler on one side and a walk through opening leading to a bank of base and wall units finished in cream, two of the latter housing a washing machine and tumble dry er which are included in the sale. Blanco textured 1.5 bowl sink unit with pull - down spray mixer tap. Space with plumbing for an American style fridge-freezer. Work surfaces with travertine mosaic-tiled splash - backs, radiator case and digital central heating controls.

Conservatory Boot-Room Double glazed on three sides over brick base walls with opaque polycarbonate roof, radiator case and French doors.

First Floor

Gallery Landing Of splendid dimensions creating a continuing sense of space with the oak and glazed screen extending around the stairwell of the

main staircase, radiator case and three points for chandeliers. A second staircase has been hand built to the same oak and glazed design and leading from the front of the main landing up to the second floor.

Master Bedroom Suite (rear wing)

An initial lobby with walk-in airing cupboard adjacent opens into a Dressing and Sitting Room with two side windows, ceiling spotlights and two radiator cases. There is an opening beyond to the Master Bedroom and a door to the Wardrobe Room which is fitted with units on 3 sides having folding 6-panel doors, hanging rails and shelf compartments; radiator, tiled floor and ceiling spotlights. The bedroom is a superb size, extending across the full width of the rear win g and has a wall mounted Sony HD TV between double wardrobes within which the aerial and power cabling is also concealed. Two radiator cases, ceiling spotlights and inward opening French doors give access onto a wrought iron Balcony with balustrade and timber decked base - a wonderful viewpoint looking out across the parkland garden at the rear. A sliding door from the master bedroom gives access to the Ensuite Bathroom , fitted with a white suite of corner panelled bath having moulded seat, a low-level dual-flush WC, shaped pedestal wash basin and a corner glazed/ceramic-tiled shower cubicle with Victorian style mixer unit, circular drench head and extractor-spotlight above. White ladder style radiator/towel rail, shaver socket, ceiling spotlights, ceramic - tiled floor and part-tiled walls with mosaic border.

Guest Bedroom 2 An attractive bright double room at the front of the house with two large front windows and built-in wardrobe furniture having projecting centre section and folding Georgian style doors. Radiator case and sliding 6-panel door to the: -

Ensuite Shower Room - white suite comprising twin wash basins set into Beech style vanity units extending to conceal the cistern of the low-level WC, and pelmet with downlighters above. Ceramic-tiled and g lazed shower cubicle with chrome mixer unit, handset on rail and square drench head. Ceramic-tiled flooring and walls with mosaic-tiled border. Ceiling spotlights and chrome ladder style radiator/towel rail.

Bedroom 3 Also positioned at the front of the h ouse with two large front windows and full-length wardrobes with Georgian style doors . Radiator case.

Bedroom 4 A spacious single bedroom with radiator case and window overlooking the main garden area.

Family Bathroom A modern designer bathroom with white suite which includes a square-line double ended bath with pillar-mounted chrome mixer tap, oval wash basin with tall pillar mixer tap on marble plinth over vanity cupboards, matching unit housing the low-level WC cistern and a wide glazed and ceramic-tiled shower cubicle. Ceramic-tiled walls and floor, ceiling spotlights, extractor unit and LED illuminated mirror.

Second Floor (a suite of rooms with Welsh ceilings and double - glazed skylight windows fitted with integral blinds.)

Landing with radiator case , two ceiling light points and gallery area above the oak and glass staircase with point for chandelier. Trap access to the upper roof void.

Bedroom 5 A cosy double bedroom with radiator case and built-in wardrobes with double panelled doors, clothes-hang ing and shelved compartments.

Bathroom 4 Fitted with a smart Topravit suite in white, of low-level dual-flush WC and complementary slender pedestal wash basin. Square shaped Carrante panelled bath with retractable shower fitting to mixer spout with independent taps, electric shower unit above and folding glazed screen. Ceramic-tiled floor and walls with mosaic border, chrome ladder style radiator/towel rail, spotlights and extractor fan.

Study or possible Bedroom 6 Currently a study with cube storage and display compartments in a cream coloured eggshell finish, together with quality built-in pine furniture comprising a corner desk with cupboards, drawers and knee hole complemented by a dresser with base cupboards and shelving above. Radiator case and trap access to the upper roof void.

Games Room Illuminated by four of the skylight windows and a gable window presenting far-reaching views out across the grounds. Radiator case, two ceiling light points and two doors to the under-eaves space.

Outside The pro perty stands behind a lawned front garden bounded at the front by a brick wall with pillars and decorative finials, surmounted by laurel hedges and framing the ornamental pedestrian and motorised vehicular cast-iron gates – the latter operated by a remote-control unit. A spacious driveway extends past the side of the house and partly across the front with a concrete base screened from the main garden by an established hedge. Front lawn with miniature box hedge surround, ornamental trees and shrubs, sandstone paving and screen hedge to the side garden.

Gated trellis archway from the drive to the patio gardens around the conservatories – a peaceful and secluded, split-level timber-decked and gravelled area with brick steps, perfect for sitting and dining outside, with mixed hedgerows, many plants and trees having contrasting foliage and an ideal area for patio furniture, flower pots, tubs and hanging baskets. Timber pagoda style arbour enclosing a Hot Tub which is included in the sale.

From the driveway a timber 5-bar gate opens onto the exceptional parkland garden beyond with acres of lawn privately enclosed by hedgerows and stretching away to a newly formed lake featuring a foot-bridge with balustrade to a small gravelled island. Nearby is a timber summer house with canopy over decking. Long walk-through pergola, many newly planted trees, gravelled seating areas and two 5-bar field gates on the far side to a compost and storage area beyond the tall rear hedge. Tremendous ongoing potential, more than sufficient for any horticulturist to landscape and plant out to their heart’s desire.

Location

Positioned just two miles or so from the Lincolnshire - Cambridge border and only 25 minutes drive from Peterborough (approximately 15 miles) where a 50 minute commute takes you to King’s Cross in the centre of , Gedney Hill stands in the heart of the Holbeach Fen. Holbeach, Wisbech and Spalding are nearly equidistant for shopping and recreational facilities (around 8/9 miles) but a short walk across the lane takes you from Ryecroft House to the Gedney Hill Golf Course, boasting 5257 yards, 18 holes and the longest Par 5 hole in the country according to the course website! There is a local village post office and shop together with fishing lakes and a Grade 2 Listed church.

Viewing

Strictly by prior appointment through the sole selling agent

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 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 p roperty is connected to mains electricity and water whilst drainage is to a private system but no utility searches have been carried out to confirm at this stage. The p roperty is in Council Tax band F.

Floorplans and EPC Graph (A copy of the full Energy Performance Certificate can be emailed by the selling agent on request)

Rural and Equestrian

Cornmarket, Louth, Lincolnshire LN11 9QD T 01507 350500 F 01507 600561

Important Notice Messrs, Masons Chartered Surveyors for themselves and for vendors or lessees of this property whose agents they are give notice that: (i) The particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) No person in the employment of Messrs Masons, Chartered Surveyors has any authority to make or give any representation or warranty whatever in relation to this property; (iv) No responsibility can be accepted for any costs or expenses incurred by intending purchasers or lessees in inspecting the property ,making further enquiries or submitting offers for the property.