Rossways Lakes and Lodges, London Road, Boston, Lincolnshire, PE21

Rossways Lakes and Lodges is an attractive well located lifestyle property. Situated on the edge of Boston, the site comprises 3/4 bedroom owner's accommodation, 4 mobile home style cabins, a coarse fishing lake and various outbuildings, set within a site extending to 2.5 acres.

Location
Situated less than 1 mile from the centre of the historic town of Boston, Rossways is an ideal base for exploring the Fens. The seaside towns of Skegness and Hunstanton and the Royal Estate of Sandringham are all within an hour's drive.

Outside
From the main road the property is accessed via a gravel drive to the front of the owner's residence. The lake and lodges are accessed via a locked gate to the side of the property where further parking is provided. The grounds are mainly laid to lawn with a small established orchard in front of the lodges.

Owner's Accommodation
The owner's residence is a spacious three/four bedroom dormer bungalow with a large private drive accessed directly off London Road, providing ample parking for guests of the lodges. The accommodation briefly comprises:

Ground Floor

Entrance Hall with stairs to first floor
Living/dining room 26'6 max x 13' max
Second Sitting room 13'8 x 8'10
Garden room 21'2 x 8'
Kitchen with range of fitted units 19' x 9'
Utility room & cloakroom
Bedroom One 13'10'11 (plus bay)
Bedroom Two 10' x 9'
Bathroom and separate WC

First Floor

Bedroom Three (rear) 14'2 x 10'4
Bedroom Four (front) 15'2 max x 13'11 max

The Fishery
The large lake was dug out around 80 years ago with the clay being used to manufacture bricks. The average depth is believed to be 8ft and the water supply is via the water table. It is approx. ¾ of an acre and stocked with a variety of coarse fish including carp to 22lb, tench to 5lbs and bream to 6lbs. The smaller pond is stocked with various small coarse and silver fish.

The Lodges
In 2007 planning permission was obtained to change the static caravans on site to four log cabin style units. These are situated facing the orchard and are of similar design offering accommodation comprising 2 bedrooms, bathroom, fitted kitchen and living room. The units are double glazed and have central heating.

The cabins have a holiday occupancy condition restricting them to being let only from 1st March to 30th October in any one year.

Outbuildings
There is a single brick built garage with a workshop and lean-to storage.

The second building is of brick and timber construction. This building was fitted out with male and female shower and toilets and a café. The building is now used as a workshop and storage.

Income & Expenditure
Rossways currently offers self catering stays between 3 and 7 nights across the four lodges. The fishing is for guests, with additional day tickets via pre-booking only. Income figures available upon request.

Services
Owner's Residence - mains water, electricity, drainage and gas.
Cabins - mains water, electricity, drainage and propane gas heating.

Energy Performance
EPC - D

Rates
Council Tax payable on owner's residence 2024/25 - Band D - rates payable - £2,145.46

Business Rates
Rateable value - £5,400
The property currently qualifies for 100% small business rate relief