4 bed detached house for sale

Far End, Boothby Graffoe LN5

Far End, Boothby Graffoe

The old stables – A stunning character conversion in boothby graffoe

guide price £600,000 - £625,000

Kinetic Estate Agents are delighted to present The Old Stables, an exceptional split-level four-bedroom conversion in the highly sought-after cliff village of Boothby Graffoe, being sold with no onward chain Steeped in history and thoughtfully renovated, this unique home showcases original stonework, exposed beams, and Georgian-style features while blending seamlessly with modern comforts.

What Kinetic Estate Agents Loves About This Property

Nina Sharpe (Sales & Lettings Director): “The open beams and original stone walls give this home a warmth and authenticity that’s rare to find."

Rob Webb (Director): “It’s not just a house; it’s a piece of history. The blend of charm and practicality is outstanding.”

Jo Foster (Sales Manager): “The split-level design and courtyard-style gardens make this property feel like a true country retreat.”

Inside The Old Stables
Step inside The Old Stables and you’re immediately surrounded by a sense of history and warmth. The entrance hall (4.88m x 2.35m) greets you with a Georgian-style stained glass door, exposed brickwork, and a stable door leading out to the rear. It’s here that you first glimpse the character that runs throughout the home – original materials, reclaimed details, and craftsmanship that tells the story of its past.

The lounge (8.11m x 4.74m), a truly remarkable space that was once the cart shed. Light floods through three sets of sliding doors that open onto the courtyard, while exposed beams, salvaged from Napoleonic-era ships, stretch across the ceiling. An impressive inglenook fireplace with open chimney makes a natural focal point, anchoring the room with character and charm. It’s a room that manages to feel both grand and inviting, perfect for entertaining or simply relaxing by the fire. The lounge flows seamlessly into the family room (6.90m x 5.15m), a versatile multi-level space where beams from the original farm buildings frame the ceiling. French doors open onto the patio, while the layout invites both informal dining and everyday family living. This in turn leads into the kitchen (5.80m x 2.42m), which occupies what was once the stables, tack room, and forge – the forge’s old chimney still a talking point for ramblers walking the Viking Way outside. Today, the kitchen is fitted with modern appliances, a breakfast bar, and plenty of workspace, with dual-aspect windows that keep the room bright and airy.

Practicality is well catered for, too. The utility room (3.18m x 2.51m) retains its exposed stone walls while providing space for appliances and extra storage. The study (3.34m x 3.76m), overlooking the courtyard, works perfectly as a home office or snug and hints at its annexe potential. A generous guest bedroom (4.12m x 4.08m) offers privacy and comfort, with its own ensuite (1.66m x 1.60m) shower room, making it ideal for visitors or extended family. The master suite (6.61m x 3.58m) feels like a retreat all of its own. With cottage-style windows to both front and rear, exposed stonework, fitted wardrobes, and beamed ceilings, it’s a room steeped in character. The luxurious ensuite (2.46m x 2.50m) adds a touch of indulgence with his-and-hers sinks, a panelled bath with rainfall shower, and sleek tiled finishes. Two further bedrooms provide flexible family accommodation – bedroom two (4.64m x 3.17m) and bedroom three (4.27m x 3.37m) – while the family bathroom (2.77m x 1.57m) completes the sleeping quarters with a bath and shower over, vanity sink, and WC.

The magic of The Old Stables doesn’t end indoors. Step outside and you’ll find a beautifully paved and enclosed space ideal for summer barbecues or evening drinks. Beyond lies a raised lawn framed by mature trees and shrubs, offering a peaceful, countryside feel. The property is approached through a t courtyard garden that was once the crew yard, with traditional brick archway, leading to a gravelled driveway and block-paved hardstanding, providing ample parking. A double garage and attached stone outbuilding further enhance the practicality of this unique home.

Every detail, from the recycled timber railings to the forge chimney, whispers of the property’s past – yet the thoughtful renovation means it is as comfortable for modern living as it is rich in heritage.

Life at The Old Stables, Boothby Graffoe
Tucked away in the picturesque cliff village of Boothby Graffoe, The Old Stables offers the charm of rural living with the convenience of being just a short drive from Lincoln city centre. The village itself is steeped in history and surrounded by stunning countryside walks, while nearby Navenby and Waddington provide everyday essentials including shops, pubs, and schools. The A607 offers easy road connections towards Lincoln and Grantham, while Newark’s mainline train station is within reach for direct links to London. Life here is peaceful, scenic, and rooted in character – the perfect setting for those seeking a unique family home with a sense of history.

Material Information

Part A – Key Facts
Tenure: Freehold
Council Tax Band: E (North Kesteven District Council)
Property Type: Split-level barn conversion (part brick, part stone, part tile/slate roof)
Bedrooms: Four (including two with ensuite)
Bathrooms: Three (two ensuites + family bathroom)
Parking: Large block-paved driveway with ample parking and a double garage
Garden: Enclosed courtyard and lawned rear garden with mature trees and shrubs

Part B – Utilities & Services
Electricity: Mains
Water Supply: Mains
Drainage: Mains
Heating: Gas central heating with radiators
Glazing: Wooden framed double glazing (with character-style finishes)
Broadband: Superfast fibre available in the area
Mobile Coverage: Good across major providers

Part C – Other Relevant Factors
EPC Rating: To be confirmed
Flood Risk: Very low (Environment Agency mapping)
Rights & Easements: 2 utility poles on the property
Covenants: Old covenant covering the shared driveway which was in place to allow the farmer to access his land.
Planning Permissions: No current applications affecting the property
Accessibility: Split-level accommodation with steps to some areas

disclaimer
These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.