Buying a Smallholding in Lincolnshire for £395K — Inside Better Than Outside?

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🏠 The House
• Detached three-bedroom house — the interior is significantly more impressive than the exterior suggests
• Breakfast kitchen: 5m x 4.9m — the standout room. Modern fitted units, island unit with cupboards and drawers, range cooker recess, LPG boiler, windows to front, side and rear. This is a serious cook's kitchen
• Lounge/diner: 7.19m x 4.95m overall — two connected areas with coved ceilings and wood effect flooring throughout
• Dining room: French doors opening to outside, windows to front and side
• Lounge: bay window, multi-fuel burner on slabbed hearth — a proper comfortable sitting room
• Bedroom 1: 5.21m x 4.9m — a genuinely large double bedroom with windows front and rear
• Bedroom 2: 3.68m x 3.15m — good-sized double
• Bedroom 3: 3.35m x 2.84m — single, works well as a home office
• Bathroom: spa bath with mixer shower over, concealed cistern WC, majority tiled walls, inset ceiling spotlights — well specified and modern
• LPG central heating — no mains gas in this location, LPG is standard for rural Lincolnshire
• Mains electricity, water and drainage all connected
• Electric gates to front — secure entrance, practical for a rural property

🌾 The Land
• Total land: approximately 3.42 acres across two distinct areas
• Garden plot with the house: approximately 0.61 acre — lawned gardens to front, side and rear with established trees
• Further land to rear: approximately 2.81 acres — currently let to a local farmer
• The rear land is described as 'subject to survey' — the likely reason being that one boundary has no formal fence line and the exact extent needs pegging out. Get this confirmed and boundary markers agreed in writing before exchanging contracts
• Flat, productive fenland — good agricultural ground, well-suited to growing, livestock or simply open grazing

🏚️ Outbuildings
• Open-fronted garage: 4.5m x 2.79m — brick and pantile construction, requires attention
• No agricultural buildings on the holding — budget for adding covered storage if this is a working smallholding purchase.

📍 Location
• Wrangle — a village in the Boston Borough of Lincolnshire, PE22 postcode
• Sits directly on the A52 linking Boston and Skegness — excellent road connectivity for a rural village property
• Directly opposite the village primary school — ideal for families, and a strong signal of a functioning village community
• Best of both worlds: a substantial rural property with land, but with village amenities — shop, pub, church, school — within walking distance
• Boston: approximately 7 miles
• Skegness: approximately 16 miles
• Lincoln: approximately 34 miles

💭 My Thoughts
✅ Opportunities:
• The exterior completely misrepresents what's inside — buyers who look past it face significantly less competition
• Kitchen and bathroom are genuinely modern and well-specified — this is not a full renovation job
• Flat, productive fenland ground — excellent for growing, livestock or simply holding land
• Village location with primary school opposite — a real family-friendly setup with rural space
• Mains drainage connected — a significant practical advantage over many rural properties at this price
• Currently generating rental income from the let land

⚠️ Flags to Watch:
• Land 'subject to survey' with likely unfenced boundary — confirm the exact extent independently before exchanging. If the area comes in short, renegotiate
• Tenancy on the rear land — confirm whether it is an informal grazing licence or a formal Farm Business Tenancy. The former is easily ended; the latter requires proper notice and has statutory protections. You need to know which before proceeding
• Open-fronted garage requires attention — repair or replace. Budget accordingly
• Exterior needs cosmetic attention — the property has been allowed to look unloved from the road.

🎬 Chapters
00:00 — Intro & First Impressions
01:30 — Property Photos
05:30 — External Photos
08:08 — Floorplans
08:45 — Agent Listing
10:18 — Lincolnshire Location
11:30 — Final Thoughts

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Видео Buying a Smallholding in Lincolnshire for £395K — Inside Better Than Outside? канала Smallholdings and Farms