Guide price£2,750,000
Added > 14 days
16 bedroom detached house for sale
Manor Estate, Woodhall Spa LN10
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01522 397267
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Detached house
16 bed
bath
EPC rating: E*
3,164 sq ft / 294 sq m
Key information
Tenure: Freehold
Council tax: Band E
Broadband: Super-fast 53Mbps *
Mobile signal:
EE O2 Three Vodafone
Water: Ask agent
Heating: Ask agent
Electricity: Ask agent
Sewerage: Ask agent
Property description & features
- Tenure: Freehold
- One of Woodhall Spa's most historic and prestigious properties
- Prime location with spectacular views overlooking the adjacent golf courses
- Substantial, elegant Georgian and Edwardian country manor
- Magnificent reception hall with sweeping staircase and period fireplace
- Majestic Queens room with mahogany inglenook fireplace and parquet floor, Oak panelled library
- Impressive reception rooms with floor-to-ceiling sash windows
- 12 individually furnished and spacious en suite bedrooms on the first floor
- 4 further bedrooms in a self-contained apartment on the second floor
- 3 acres (sts) of grounds with extensive lawns and numerous mature trees
- Enchanting sunken garden with a formal fishpond and a white pavilion; secret meandering woodland walk
A fantastic opportunity to embark upon a splendid country lifestyle in the grand residence of Woodhall Spa Manor in the well-served, historic village of Woodhall Spa. Idyllically located between the world famous Hotchkin and Bracken Golf Courses with stunning, far-reaching views across the manicured courses, it is just a minute's walk from the first tee.
Approached along a tree lined road, the red-brick Manor is set in picturesque gardens within a wooded environment and leafy grounds of 3 acres. Dating back to the Georgian period and predominantly from the Edwardian era, it offers 12 stylish bedrooms and 7 splendid reception rooms, all presented in immaculate order and decorated to the highest standards.
Sellers Insight:
“We’d been happily living in London. Like so many, ‘a little place in the country’ was also our dream and passion. For two years we searched high and low, and visited many places all over the country: a stately home in South Wales, a Tudor mansion in Norfolk, a Manor hotel in the Isle of Wight, a grand private residence in the Cotswolds… but still no place seemed to be right.”
“Then, one day in early 2013, we visited Woodhall Spa and were immediately attracted to this elegant and charming village. It is located in the centre of Lincolnshire and known as the ‘Jewel in the Crown’ of the county. When we drove along the long estate road, flanked by the serried ranks of linden trees, we caught our first magical glimpse of the Manor. As we passed massive horse chestnuts, beeches, and high rhododendrons, heavy with their mass of purple and pink blossoms, the imposing grandeur of the whole building suddenly presented itself. A rather special place to call home!”
“The renovation was a huge learning curve – and there were plenty of surprises in the process. Many times we wondered what we had done, leaving all the certainty behind and moving into uncharted territory. Still, we were determined to stick with it! During the refurbishment, we were extremely careful in retaining the existing original features such as fluted brass curtain poles with decorative chasing and adding appropriate fittings like the much-admired gold, cast iron radiators and the numerous large crystal chandeliers.”
“Remodelling the grounds was a question of working with a sizeable amount of lawn and very mature woodland in about equal measure. We cut a secret meandering path through the woodland which leads you to the honeysuckle hideaway, a little area directly overlooking the tenth tee of the Bracken Golf Course. It’s the perfect place to catch the last rays of the setting sun whilst enjoying the sweeping views into the distance down the 10th and 18th fairways.”
“Rejuvenating the sunken garden was a real pleasure. Now, the semi-wild area is a peaceful place to go and relax, surrounded by a high canopy of silver birches, beeches, oaks, ash and yew trees. You can just sit inside the pavilion and watch the lively fish and the trickling fountain, with birdsong all around. It’s been an absolute hit with everyone who has seen it and, whilst it’s hosted many wedding ceremonies, it has also been the perfect alfresco setting for many joyful family drinks parties.”
“The west terrace is another one of our favourite places for outdoor entertaining. In the summer months, the sun sets late over the golf course and the front of the Manor and terrace are bathed in a yellow glow, whilst the range of Narnia-like outdoor post lights illuminate the grounds long after the sun has set.”
“This is an absolute nature-lover’s paradise too. We enjoy marvelling at such an abundance of wonderful wildlife: from muntjac deer to hares openly grazing on the front lawn, to brimstones, peacocks, orange tips and red admiral butterflies fluttering around the buddleia, to the myriad dragon and damsel flies dancing in the sky, to the countless birds such as pheasants, partridge, mallards, owls, woodpeckers and jays that nest in the grounds.”
“Winters are lovely here. Even it’s cold and snowy outside, the fantastic radiators keep the Manor so toasty and then of course, there’s the amazing open fire in the hall which gives the place such a warm, snug and homely atmosphere – especially at Christmas time.”
“What a contrast to life in London!”
“This delightful property is essentially in three distinct parts and creates many possibilities: a beautiful country mansion as a getaway haven, a comfortable multi-generational family home, a spiritual and well-being retreat, a unique holiday let for those seeking an income, or a ready-made hotel and events venue. The main part of the Manor is currently run as an award-winning luxurious weddings and parties venue, which could be continued as a turn-key business.”
Historic Importance
Woodhall Spa Manor is intrinsically linked to the development of the village from its formative years as a fashionable inland spa resort and its continuing connection to the world renowned Hotchkin Golf Course.
A small hunting lodge stood on the manor site in the late 18th century. Originally known as Woodhall Lodge, it was acquired by landowner Thomas Hotchkin and became his favourite of all his manors throughout Rutland and Lincolnshire. In the late 1830s, when the famous mineral water was discovered for its exceptional health-giving properties, he capitalised on it by improving the well and building the first hotel and bathhouse here, after which the village flourished as a spa resort.
Four further generations of the Hotchkin family lived here and it was Stafford Vere Hotchkin, who designed and created the famous golf course bearing his name, and who also considerably extended the Manor. Around 1905, the east and west wings were built, leaving the front entrance wholly Georgian. The magnificent staircase, the handsome fireplaces and the mahogany panelling all date from this period of high elegance.
In 1965 the property was sold to the National Farmers Union and converted into offices as the company’s regional headquarters, then sold in 1980s to a local businessman, who continued to run it as offices. In 2013 the current owners attentively renovated the building and landscaped the grounds, renaming the property as Woodhall Spa Manor.
Key Features:
• One of Woodhall Spa’s most historic and prestigious properties
• Prime location with spectacular views overlooking the adjacent golf courses
• Tranquil and idyllic setting in attractive leafy grounds
• Substantial, elegant Georgian and Edwardian country manor
• Magnificent reception hall with sweeping staircase and period fireplace
• Oak panelled library with original Jacobean carving
• Majestic Queens room with mahogany inglenook fireplace and parquet floor
• Impressive reception rooms with floor-to-ceiling sash windows
• 12 individually furnished and spacious en suite bedrooms on the first floor
• Self-contained apartment on the second floor with 4 further bedrooms
• A large, kitchen-dining room and a commercial kitchen
• A number of utility rooms, storerooms and ground floor washrooms
• 2 garages, a workshop and several adjoining storerooms
• 2 more separate staircases for accessing west and east wings
• Gated driveway leads to expansive gravel park to side and front
• Enclosed rear courtyard with separate access
• 3 acres of grounds with extensive lawns and numerous mature trees
• Enchanting sunken garden with a formal fishpond and a white pavilion
• Secret meandering woodland walk
• Fully fitted with intruder alarm, fire alarm, smoke detectors and emergency lights
Location
In the heart of Lincolnshire, Woodhall Spa Manor is located 5 miles from the old Roman town of Horncastle, the ‘gateway to The Wolds’, a designated Area of Outstanding Natural Beauty, 15 miles southeast of the historic city of Lincoln and 23 miles west of sandy beaches on England’s east coast.
The charming village of Woodhall Spa, noted for its mineral springs, its Second World War association with the RAF Dambuster Squadron, and its top international golf courses on the doorstep of the Manor, is the centre of a conservation area. For well over a century, it has remained a popular and interesting place for visitors of all ages with a great variety of attractions.
A short walk from the Manor takes you through the Pinewoods, 19 acres of woodland where the ‘Kinema in the Woods’ offers a unique movie experience containing the last remaining rear screen projector in the country, and where the Spa Baths are currently being restored and due to open to the public again soon.
Into the heart of the village, top attractions include the Cottage Museum, the Petwood Gardens and the Jubilee Park - a community owned sports and fitness complex that includes a heated outdoor pool, tennis courts, a cricket pitch, croquet lawns and a bowling green.
There is a wide range of independent shops as well as a Sainsbury’s and a Co-op, two primary schools, two GP surgeries, a dental practice, an optician, a vets’ practice, a library, two churches and a village hall. Every summer there is an exciting 1940s festival, a major event in the national calendar. For hikers, the Viking Way, a 147-mile footpath from the Humber Bridge to Oakham in Rutland, runs through the village.
Schools
In the middle of Woodhall Spa village, St. Andrew’s C of E Primary School is rated Good by Ofsted whilst the independent prep school St. Hugh’s is rated Outstanding. Secondary schools in the area include the Queen Elizabeth’s Grammar School rated Outstanding and Banovallum School rated Good in Horncastle, and in Tattershall, Barnes Wallis Academy also rated Good.
Services: Mains electricity, water and drainage; gas central heating
Local Authority: East Lindsey District Council
EPC Rating Main House: E
EPC Rating Annexe (West Wing): C
Tenure: Freehold
Approached along a tree lined road, the red-brick Manor is set in picturesque gardens within a wooded environment and leafy grounds of 3 acres. Dating back to the Georgian period and predominantly from the Edwardian era, it offers 12 stylish bedrooms and 7 splendid reception rooms, all presented in immaculate order and decorated to the highest standards.
Sellers Insight:
“We’d been happily living in London. Like so many, ‘a little place in the country’ was also our dream and passion. For two years we searched high and low, and visited many places all over the country: a stately home in South Wales, a Tudor mansion in Norfolk, a Manor hotel in the Isle of Wight, a grand private residence in the Cotswolds… but still no place seemed to be right.”
“Then, one day in early 2013, we visited Woodhall Spa and were immediately attracted to this elegant and charming village. It is located in the centre of Lincolnshire and known as the ‘Jewel in the Crown’ of the county. When we drove along the long estate road, flanked by the serried ranks of linden trees, we caught our first magical glimpse of the Manor. As we passed massive horse chestnuts, beeches, and high rhododendrons, heavy with their mass of purple and pink blossoms, the imposing grandeur of the whole building suddenly presented itself. A rather special place to call home!”
“The renovation was a huge learning curve – and there were plenty of surprises in the process. Many times we wondered what we had done, leaving all the certainty behind and moving into uncharted territory. Still, we were determined to stick with it! During the refurbishment, we were extremely careful in retaining the existing original features such as fluted brass curtain poles with decorative chasing and adding appropriate fittings like the much-admired gold, cast iron radiators and the numerous large crystal chandeliers.”
“Remodelling the grounds was a question of working with a sizeable amount of lawn and very mature woodland in about equal measure. We cut a secret meandering path through the woodland which leads you to the honeysuckle hideaway, a little area directly overlooking the tenth tee of the Bracken Golf Course. It’s the perfect place to catch the last rays of the setting sun whilst enjoying the sweeping views into the distance down the 10th and 18th fairways.”
“Rejuvenating the sunken garden was a real pleasure. Now, the semi-wild area is a peaceful place to go and relax, surrounded by a high canopy of silver birches, beeches, oaks, ash and yew trees. You can just sit inside the pavilion and watch the lively fish and the trickling fountain, with birdsong all around. It’s been an absolute hit with everyone who has seen it and, whilst it’s hosted many wedding ceremonies, it has also been the perfect alfresco setting for many joyful family drinks parties.”
“The west terrace is another one of our favourite places for outdoor entertaining. In the summer months, the sun sets late over the golf course and the front of the Manor and terrace are bathed in a yellow glow, whilst the range of Narnia-like outdoor post lights illuminate the grounds long after the sun has set.”
“This is an absolute nature-lover’s paradise too. We enjoy marvelling at such an abundance of wonderful wildlife: from muntjac deer to hares openly grazing on the front lawn, to brimstones, peacocks, orange tips and red admiral butterflies fluttering around the buddleia, to the myriad dragon and damsel flies dancing in the sky, to the countless birds such as pheasants, partridge, mallards, owls, woodpeckers and jays that nest in the grounds.”
“Winters are lovely here. Even it’s cold and snowy outside, the fantastic radiators keep the Manor so toasty and then of course, there’s the amazing open fire in the hall which gives the place such a warm, snug and homely atmosphere – especially at Christmas time.”
“What a contrast to life in London!”
“This delightful property is essentially in three distinct parts and creates many possibilities: a beautiful country mansion as a getaway haven, a comfortable multi-generational family home, a spiritual and well-being retreat, a unique holiday let for those seeking an income, or a ready-made hotel and events venue. The main part of the Manor is currently run as an award-winning luxurious weddings and parties venue, which could be continued as a turn-key business.”
Historic Importance
Woodhall Spa Manor is intrinsically linked to the development of the village from its formative years as a fashionable inland spa resort and its continuing connection to the world renowned Hotchkin Golf Course.
A small hunting lodge stood on the manor site in the late 18th century. Originally known as Woodhall Lodge, it was acquired by landowner Thomas Hotchkin and became his favourite of all his manors throughout Rutland and Lincolnshire. In the late 1830s, when the famous mineral water was discovered for its exceptional health-giving properties, he capitalised on it by improving the well and building the first hotel and bathhouse here, after which the village flourished as a spa resort.
Four further generations of the Hotchkin family lived here and it was Stafford Vere Hotchkin, who designed and created the famous golf course bearing his name, and who also considerably extended the Manor. Around 1905, the east and west wings were built, leaving the front entrance wholly Georgian. The magnificent staircase, the handsome fireplaces and the mahogany panelling all date from this period of high elegance.
In 1965 the property was sold to the National Farmers Union and converted into offices as the company’s regional headquarters, then sold in 1980s to a local businessman, who continued to run it as offices. In 2013 the current owners attentively renovated the building and landscaped the grounds, renaming the property as Woodhall Spa Manor.
Key Features:
• One of Woodhall Spa’s most historic and prestigious properties
• Prime location with spectacular views overlooking the adjacent golf courses
• Tranquil and idyllic setting in attractive leafy grounds
• Substantial, elegant Georgian and Edwardian country manor
• Magnificent reception hall with sweeping staircase and period fireplace
• Oak panelled library with original Jacobean carving
• Majestic Queens room with mahogany inglenook fireplace and parquet floor
• Impressive reception rooms with floor-to-ceiling sash windows
• 12 individually furnished and spacious en suite bedrooms on the first floor
• Self-contained apartment on the second floor with 4 further bedrooms
• A large, kitchen-dining room and a commercial kitchen
• A number of utility rooms, storerooms and ground floor washrooms
• 2 garages, a workshop and several adjoining storerooms
• 2 more separate staircases for accessing west and east wings
• Gated driveway leads to expansive gravel park to side and front
• Enclosed rear courtyard with separate access
• 3 acres of grounds with extensive lawns and numerous mature trees
• Enchanting sunken garden with a formal fishpond and a white pavilion
• Secret meandering woodland walk
• Fully fitted with intruder alarm, fire alarm, smoke detectors and emergency lights
Location
In the heart of Lincolnshire, Woodhall Spa Manor is located 5 miles from the old Roman town of Horncastle, the ‘gateway to The Wolds’, a designated Area of Outstanding Natural Beauty, 15 miles southeast of the historic city of Lincoln and 23 miles west of sandy beaches on England’s east coast.
The charming village of Woodhall Spa, noted for its mineral springs, its Second World War association with the RAF Dambuster Squadron, and its top international golf courses on the doorstep of the Manor, is the centre of a conservation area. For well over a century, it has remained a popular and interesting place for visitors of all ages with a great variety of attractions.
A short walk from the Manor takes you through the Pinewoods, 19 acres of woodland where the ‘Kinema in the Woods’ offers a unique movie experience containing the last remaining rear screen projector in the country, and where the Spa Baths are currently being restored and due to open to the public again soon.
Into the heart of the village, top attractions include the Cottage Museum, the Petwood Gardens and the Jubilee Park - a community owned sports and fitness complex that includes a heated outdoor pool, tennis courts, a cricket pitch, croquet lawns and a bowling green.
There is a wide range of independent shops as well as a Sainsbury’s and a Co-op, two primary schools, two GP surgeries, a dental practice, an optician, a vets’ practice, a library, two churches and a village hall. Every summer there is an exciting 1940s festival, a major event in the national calendar. For hikers, the Viking Way, a 147-mile footpath from the Humber Bridge to Oakham in Rutland, runs through the village.
Schools
In the middle of Woodhall Spa village, St. Andrew’s C of E Primary School is rated Good by Ofsted whilst the independent prep school St. Hugh’s is rated Outstanding. Secondary schools in the area include the Queen Elizabeth’s Grammar School rated Outstanding and Banovallum School rated Good in Horncastle, and in Tattershall, Barnes Wallis Academy also rated Good.
Services: Mains electricity, water and drainage; gas central heating
Local Authority: East Lindsey District Council
EPC Rating Main House: E
EPC Rating Annexe (West Wing): C
Tenure: Freehold
Property information from this agent
Places of interest
Welcome to Fine & Country Lincolnshire and Grantham. We understand moving home is one of the most important decisions you can make, your home is both a financial and emotional investment. We take the instruction to sell your home as a privilege and a serious commitment to you. We value relationships above transactions and are incredibly proud that much of our business comes from referrals and repeat clients. We pride ourselves on our unique blend of local knowledge, outstanding customer service and intelligent and creative marketing strategies. We offer our clients an unparallel ability to promote their Lincolnshire properties to buyers around the UK, in particular the South East and internationally, with our network of over 300 offices and a flagship showroom in Mayfair, London. Our vast understanding of the Lincolnshire country homes market enables us to deliver the best result, whether you are buying or selling. Lincolnshire represents some of the best value country homes in the UK with excellent commuter connections (Grantham to London Kings Cross approximately 65 minutes) and access to the renowned Grammar school system. We understand how crucial the widespread exposure of your property is with the increasing mobility of buyers and the ways in which they access information. Fine and Country Lincolnshire and Grantham is owned by Matthew Brouwer MRICS, a Chartered Surveyor and RICS Registered Valuer with over 12 years’ post qualified experience. Adam Lascelles is the Managing Director who has a wealth of residential and technical agency experience gained throughout the UK having previously owned and managed award winning flagship offices for a multitude of national and regional companies. Adam joined the business in July 2019 to continue the growth of this successful office. Ben Smith, Sales Manager & Valuer, further strengthens the team with many years experience in the property industry, gained throughout Lincolnshire. Rebecca Brouwer is a Director of the business and is responsible for the overall management of the office, accounting and marketing. Rebecca also leads our office fundraising programme which raises money for the Fine and Country Foundation, a charity dedicated to working with local homeless charities who need it most because we believe passionately that everybody deserves a place to call home. Alistair Le-Bas provides our office with in-house mortgage services. He is a Mortgage professional with over 15 years’ industry experience, fully qualified in all aspects of Mortgage advice and operates under the trading name 3D Mortgages. Alistair has access to the whole of the market and provides a bespoke and discreet personal service for our buyers and sellers. If you feel that we could be of any assistance to you with regards to either a sale or purchase, now or in the future please do not hesitate to get in contact with us. Fine & Country Lincolnshire and Grantham is regulated by The Royal Institution of Chartered Surveyors and The Property Ombudsman.
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Broadband availability and predicted speed: obtained from Ofcom on May 1, 2024
Broadband speed is measured in megabits per second, with the number returned showing how fast the connection is. Each reading is based on the highest predicted speed of any major broadband network for services that deliver the download speeds. The following are the different readings that we may display:
Basic: Up to 30 Mbit/s
Super-fast: Between 30 Mbit/s and 300 Mbit/s
Ultra-fast: Over 300 Mbit/s
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Mobile phone signal availability and predicted strength: obtained from Ofcom on May 1, 2024
Mobile signal predictions are provided by the four UK mobile network operators: EE, O2, Three and Vodafone. Predictions can vary significantly from the coverage you may actually experience as a result of local factors (especially terrain). Ofcom has tested the actual coverage provided in various locations around the UK to help ensure that these predictions are reasonable. The values shown against a property can be broken down as follows:
Clear: No bars, no signal predicted
Red: One bar, reliable signal unlikely
Amber: Two bars, may experience problems with connectivity
Green: Three bars, likely to have good coverage and receive a data rate to support basic web services
Enhanced: Full bars, likely to have good coverage indoors and to receive an enhanced data rate to support multimedia services
Energy Performance data and Internal floor area: obtained on July 3, 2014 from The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.
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