Church End, Frampton, Boston, PE20

Idyllically located in a peaceful, rural setting in the heart of the sought-after village of Frampton, this beautifully appointed five-bedroom family home enjoys panoramic views over open countryside and has been masterfully extended to offer 2,600 sq. ft. of versatile living space arranged over two floors.

The light-filled ground floor accommodation showcases a stunning open-plan kitchen, breakfast and dining area with high specification units, worktops and appliances with bi-folding doors opening onto a secluded sun terrace. Additional living spaces include a 22 ft lounge with an inglenook fireplace, a separate snug, a ground-floor double bedroom with en-suite, a generous family bathroom, and a well-equipped utility with separate pantry. The first floor features four further bedrooms, including a luxurious principal suite with an en-suite shower room and dressing room, complemented by a stylish family bathroom.

This impressive family home is designed for effortless indoor-outdoor living, complemented by generous, private wraparound gardens. The property also benefits from ample parking, an integral triple garage, beautifully landscaped grounds with seating areas, a sweeping lawn, mature borders, and a large log store.

Frampton is a charming rural village situated just 5 miles south of Boston, offering easy access to major road networks. Peterborough is around 30 miles away, providing direct train services to London in as little as 45 minutes, making the village an attractive option for commuters. The area is also well served by a selection of excellent schools, ideal for families seeking a balance of countryside living and convenient connections.


Seller Insights

“We’ve been lucky to call The Cottage home for nearly thirty years, making us only its third owners. It was the idyllic location that first drew us here, along with the potential we saw in the property. Originally built around 1900 as a traditional two-up, two-down farm cottage, the house has evolved over time. We extended both upwards and outwards, creating a principal bedroom with en-suite and dressing room, a separate shower room, an additional bedroom, and a third garage.”

“We were fortunate to be able to purchase additional land, which allowed us to construct in 2019 the cedar-clad kitchen and dining extension. This space has truly become the heart of the home, perfect for everyday living, entertaining, and family gatherings. The kitchen is a chef’s dream, featuring carefully chosen details, including a Dekton worktop on the island—favoured by professionals for its durability and heat resistance. The bi-fold doors, which each open independently, leads onto the rear terrace, creating a lovely connection between the kitchen and garden, with the terrace enjoying the sun throughout the day.”

“We are blessed with a large family, and The Cottage has been a wonderful home for hosting everyone together. The ground floor bedroom provides comfortable, private accommodation for guests, and to make the most of the space, we commissioned bespoke sliding doors with heavy ironwork from a specialist in Wales—an addition that has worked beautifully.”

“While the house has always provided ample space for our needs, there is further potential to extend into the generous garage area. Subject to the necessary planning permissions, this could provide scope for a self-contained annex—ideal for extended family, guests, or even holiday or rental accommodation.”

“The front garden is perfect for family life, featuring a large lawn ideal for children to play, a seating area for the grown-ups, and a garden swing enjoyed by both children and the young at heart. The cherry trees provide a beautiful display in spring, while the garden itself is thoughtfully planted with a wide variety of roses, shrubs, and mature borders.”

“We’ve also paid particular attention to lighting, both inside the house and throughout the garden, creating a lovely atmosphere in the evenings. Whether hosting large gatherings—like hog roasts for over 100 guests—or more intimate suppers on the terrace, the garden has always been a fantastic space for entertaining.”

“Frampton is a peaceful rural village, home to a historic church and a welcoming village hall. Just a couple of miles away is the larger village of Kirton, offering a range of everyday amenities including a GP surgery, vet, pharmacy, Co-op, hairdresser, dog groomer, pub, and fish and chip shop. For a wider selection of shops, services, and restaurants, the historic market town of Boston is only a short drive further.”

“While we enjoy the convenience of being close to the A16, life here is wonderfully peaceful, with far-reaching views of the big Lincolnshire skies from almost every room in the house—something we will dearly miss. The surrounding landscape is alive with wildlife; we regularly see pheasants, deer, hares, woodpeckers, birds of prey, and an array of garden birds—not to mention Percy, the village peacock, who often makes an appearance. For nature enthusiasts, The Cottage is just a couple of miles from the renowned RSPB Frampton Marsh nature reserve, a true haven for twitchers!”


• An immaculately presented and extended five bedroom family home
• Masterful blend of traditional & contemporary design
• Energy efficient home – EPC C
• Located in the heart of the popular village of Frampton just 5 miles from Boston
• Offers 2,600 sq.ft of versatile living accommodation arranged over two floors
• Large block-paved driveway with integral triple garage and private wraparound gardens
• Stunning cedar clad rear extension completed in 2019 to create the open plan kitchen dining area
• High specification kitchen with large island & bi-folding doors to secluded sun-terrace
• Island with Dekton Trillium slab on the chefs side & Duropal on the seated side of breakfast bar
• 22 ft light-filled lounge, with exposed beams and aspects to open countryside and the garden
• Lounge features an impressive brick inglenook fireplace with large Clearview log-burner
• Double doors from the lounge into the dining area
• Dining area with French doors to the terrace, internal door to ground floor bedroom & external door
• Four bedrooms, including the principal, and a large shower room to the first floor
• Impressive principal bedroom with dressing room and fully tiled, ensuite shower room
• Separate, double aspect snug / reading room
• Under-floor heating in kitchen /dDining extension and ground floor bedroom and ensuite
• Ground floor bedroom with stylish sliding door into fully tiled ensuite shower room
• Ground floor bedroom has internal access to garage with potential for further annex conversion
• Large ground floor family bathroom with corner bath with shower over
• Separate Pantry with glass pocket-door access and extensive shelving
• Laundry with glass pocket-door access, space for washer and dryer and Butlers sink
• Light-filled entrance foyer with carpeted stair access to the first floor
• Duropal work tops and breakfast bar
• Ilve Roma professional 150cm cooking range, with gas top, two ovens, french-plate and griddle
• Quooker tap with ‘Cube’ cold filtered/carbonated water system
• Integrated Neff appliances include oven, microwave & warming drawer, 2 x fridges, freezer & dishwasher
• ‘Smart’ programmable lighting system in kitchen and dining area
• Integrated wine-fridge
• Integral triple garage, accessed via electric doors, with integrated security system
• Bi-fold doors have integrated blinds and fitted insect screens
• Remote controlled Velux windows
• Traditional style uPVC double glazed windows throughout
• Extensive attic areas throughout the property, and above the garages, providing significant storage capacity
• Landscaped gardens to front and side of property
• External lighting systems & multiple external power-points, ideal for entertaining
• Large bespoke log shed
• ADT alarm system and Ring doorbell security system
• Full fibre broadband

Location

The quintessentially English village of Frampton is 3 miles south of Boston and home to many historic properties notably the 12th century church of St Mary, Frampton Hall (1725) and Frampton House (1792). Frampton’s village hall remains a hub for local activities including a preschool.

The village lies on the edge of one of the great marine creek levees formed during the Bronze Age, about a mile from today’s saltmarsh, and sits east of the A16 with neighbouring Kirton to the west. This larger village has a Co-op supermarket and two pubs, The Old King’s Head, recently refurbished with a café and rooms, and The Black Bull, a lively pub also serving food. Other amenities include a hairdresser, an Indian restaurant, a Chinese takeaway, two fish and chip shops, a florist, a tearoom and a bakery. The neighbouring village of Wyberton has a similar range of facilities whilst a more comprehensive range of eating, shopping with cultural amenities being found in Boston.

The nearby A16 offers a quick and easy access to the city of Peterborough (30 miles) and the market towns of Stamford (32 miles) and Kings Lynn (30 miles) in Norfolk to the east. Road links are excellent as the A16 connects close by to the A17 and the A52. The historic city of Lincoln is 35 miles to the northwest, the Lincolnshire Wolds - an Area of Outstanding Natural Beauty - is about 20 miles (30 mins) north and Lincolnshire’s sandy beaches starting at Skegness are about 25 miles (40 mins) northeast.

The beautiful RSPB nature reserve, Frampton Marsh, is only a few minutes away which provides a lovely expansive area for walking whilst viewing the abundant birds close up. Just inland from The Wash, one of Europe's most special places for wildlife, avocets, redshanks, skylarks and whimbrels can all be seen in summer, with thousands of ducks gathering on the freshwater landscapes in winter.

Schools

Frampton Community Pre-school (rated Good by Ofsted) is available at the village hall for children aged 2 to 4 years 11 months. About a mile and a distant is Kirton Primary School (Ofsted rated ‘Good’) and just over 2 miles away is Wyberton Primary Academy (Ofsted rated ‘Outstanding’).
Whilst there is Thomas Middlecott Academy secondary school also in Kirton, Boston has the renowned grammar schools; The Boston Grammar School (for boys) and The Boston High School (for girls), both rated Good. Spalding, 11 miles south, has excellent grammar schools too, the Grammar (for boys) rated Good and the High (for girls) rated Outstanding.

Services:

Mains gas, electricity and water; private drainage; gas central heating with underfloor heating in the kitchen / dining area and ground floor bedroom & ensuite
Local Authority: Borough of Boston
Council Tax Band: D
EPC: C
Tenure: Freehold