ACCOMMODATION Side entrance part glazed composite door leading to: 

ENTRANCE PORCH 6' 7" x 4' 5" (2.01m x 1.36m) Quarry tiled floor, ceiling light, part glazed door to:

 

FITTED L SHAPED BREAKFAST KITCHEN 15' 9" x 10' 3" (4.82m x 3.14m) plus 8'7'' x 5'1'' (2.63m x 1.55m), comprehensive range of fitted units comprising base cupboards and drawers beneath the roll edged worktops with inset twin circular bowl stainless steel sink unit with mono block mixer tap, intermediate wall tiling, matching eye level wall cupboards, modern Bosch 4 ring ceramic hob with concealed cooker hood above, fitted Bosch electric double oven, plumbing and space for dishwasher, space for under counter fridge, 4 way adjustable ceiling light fitment, Karndean flooring, radiator, telephone point, UPVC window to the side elevation, freestanding Welsh dresser, central heating timer control unit. Door to: 

MAIN HALLWAY 13' 11" x 5' 10" (4.26m x 1.78m) plus 9'3'' x 5'8'' (2.83m x 1.74m), fitted carpet, 2 pendant light fitments, radiator, central heating thermostat control, door bell chime, understairs store cupboard, staircase off, part glazed external entrance door. Doors arranged off to: 

SITTING ROOM 21' 6" x 11' 8" (6.56m x 3.57m) UPVC window with working original shutters overlooking the garden, parquet floor, attractive stone fireplace with log burner, decorative coved cornice, 2 pendant light fitments with decorative ceiling roses, 3 radiators, UPVC French doors opening into: 

CONSERVATORY 11' 2" x 13' 2" (3.42m x 4.03m) UPVC double glazed construction with pitched polycarbonate style roof, ceiling light with propeller style fan, tiled floor, UPVC glazed doors opening on to the patio, 2 radiators, power sockets.
 

FORMAL DINING ROOM 15' 7" x 11' 8" (4.76m x 3.58m) UPVC window overlooking the garden with original working shutters, decorative coved cornice, decorative ceiling rose with pendant light fitment, recessed feature brick arch with twin alcove cupboards and shelves, fitted carpet, 2 radiators. There is a 4 section folding door approximately 1.55m in width between the Sitting Room and Dining Room which can be opened as and when required. 

STUDY 8' 8" x 8' 4" (2.65m x 2.56m) UPVC window to the rear elevation, radiator, ceiling light, fitted storage cupboards, book shelves. 

CLOAKROOM/LAUNDRY 8' 7" x 5' 9" (2.63m x 1.76m) Low level WC and bracket hand basin, radiator, coat hooks, worktop with store cupboards and drawers beneath, eye level wall cupboards, plumbing and space for washing machine, UPVC window.

From the Main Hallway the carpeted return staircase leads via a Half Landing with UPVC window to: 

FIRST FLOOR LANDING 17' 10" x 5' 10" (5.46m x 1.78m) overall measurement Smoke alarm, 2 ceiling lights, radiator, doors arranged off to: 

MASTER BEDROOM 15' 9" x 11' 7" (4.82m x 3.54m) Range of fitted wardrobes with over head store cupboards, picture rail, ceiling light, radiator, UPVC window to the front elevation, arch to: 

EN-SUITE SHOWER ROOM 11' 5" x 6' 9" (3.49m x 2.06m) Walk-in shower with Triton electric shower unit, bidet, pedestal wash hand basin, low level WC, access to loft space, partial wall tiling, 2 wall lights, radiator, obscure glazed UPVC window, built-in linen cupboard. 

BEDROOM 2 15' 2" x 15' 5" (4.64m x 4.72m) UPVC window to the side elevation, coved cornice, radiator, ceiling light, built-in Airing Cupboard housing the hot water cylinder, modern freestanding wardrobe unit with wardrobes and drawers. 

BEDROOM 3 14' 4" x 11' 11" (4.37m x 3.64m) UPVC window to the front elevation, radiator, ceiling light, range of fitted wardrobes with over head store cupboards. 

BEDROOM 4 13' 4" x 8' 9" (4.08m x 2.68m) Access to loft space, radiator, UPVC window to the rear elevation. 

BATHROOM 9' 3" x 8' 5" (2.82m x 2.57m) Panelled bath with hand grips and mixer tap with shower attachment, independent tiled shower cabinet with fitted Aqualisa shower, pedestal wash hand basin, low level WC, tiled floor with underfloor heating, half tiled walls (fully tiled around the bath and shower area), heated towel rail, shaver point, ceiling light, UPVC window. 

EXTERIOR Poplars Farmhouse is accessed along a private farm roadway from the public highway at Cowfield Gould and has the benefit of a permanent vehicular and pedestrian Right of Way. There is an obligation to bear a fair proportion (according to user) of the cost of maintaining, repairing or renewing the roadway. It should be noted that the property to the north (Poplars Farm Cottage) has Right of Way over the driveway past Poplars Farmhouse. The property is approached over an extensive driveway providing multiple parking which leads to: 

RANGE OF BRICK OUTBUILDINGS Comprising:- 

GARAGE NO. 1 17' 3" x 10' 4" (5.27m x 3.15m) Twin entrance doors. 

WORKSHOP 17' 6" x 14' 11" (5.35m x 4.55m) Brick floor and a high roof line, single entrance door, window. 

GENERAL STORE ROOM 12' 6" x 7' 10" (3.82m x 2.39m) With power supply and incorporating a separate WC and a wash hand basin with cold water tap. 

POTENTIAL STABLE/FURTHER STORE 16' 9" x 13' 0" (5.11m x 3.97m) Doors to the front and rear. 

MOWER/TOOL SHED 13' 3" x 8' 2" (4.05m x 2.50m) Twin entrance doors. 

LOG/FUEL STORE 17' 11" x 12' 0" (5.47m x 3.68m)  

GARAGE NO. 2 21' 9" x 11' 9" (6.64m x 3.59m) Metal up and over door, part concrete and part quarry tiled floor, side personnel door, windows, strip light, power points. Boulter Classic oil fired central heating boiler. Mains electricity feed and fuse box are located in this building.

Total Site Area approximately 3 acres.

There are attractive enclosed formal lawned gardens with established trees to the front of the property with further enclosed gardens to the rear with patio area. There are established conifers to the side and rear along with a greenhouse and a gated access back to the driveway.

A particular feature is the grassed paddock to the front of the property which is fenced and, in the far right hand corner adjacent to the farmland is a large pond which attracts a variety of wildlife.

In the Agent's opinion, the property lends itself for further equestrian use/livestock and or for hobbies/small business purposes incorporating the number of the outbuildings, subject to not causing any noxious or offensive activity that may cause nuisance or offence to the owner or owners of the neighbouring property/properties. Any alternative use may well require planning and other regulatory approval and interested parties must make enquiries with the local planning and other relevant authorities. 

AGENTS NOTE 1. Access is gained along the tarmac farm roadway which is generally in good condition. There is a covenant for the owners of Poplars Farmhouse to share in the cost of repair of the said roadway, according as to user.

2. Poplars Farm Cottage (to the north of the yard) has a legal Right of Way over the driveway through Poplars Farmhouse property. We understand that in practice, they generally use the farm yard/roadway when accessing their property from the south.
 

DIRECTIONS/AMENITIES From Spalding proceed along the A151 to Holbeach. Drive on to the A17 then head north along Boston Road North to Washway Road. Turn right then left to Holbeach Clough. Head through Holbeach Bank and follow the signs to Cowfield Gould. Poplars Farm will be easily identified. Holbeach Bank has a primary school. Holbeach is 4 miles away with a range of amenities. Easy access also to Spalding, Kings Lynn and Peterborough.