Hobhole Bank, New Leake, Boston
East of England
£310,000Guide Price
Listed on 07/11/2026
Listed on 07/11/2026
The listing
Property details
Bedrooms
3Type
DetachedFeatures
- Garden
- Parking
Description
Willow Farm is a detached three-bedroom house in a rural setting, set within approximately 3.87 acres (subject to survey). The property is being sold through the Modern Method of Auction and is available to cash buyers only. It is described as requiring renovation and includes several outbuildings, off-road parking and extensive grounds. The property was previously used as a caravan site.
The ground floor is arranged with an entrance porch, reception room, lounge, kitchen with dining area, snug or dining room, conservatory, a double bedroom and a family bathroom. Two further double bedrooms and additional roof-area storage are on the first floor. The listing identifies the house and grounds as a renovation project, with the outbuildings and land forming part of the opportunity. Buyers should review the auction information pack and independently check the condition, services, title and any relevant permissions before proceeding.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
51out of 100
Grade DWeak opportunity
Confidence: LOW
Willow Farm offers a distinctive rural project: a substantial detached house set within around 3.87 acres, with multiple outbuildings and plenty of scope to improve the grounds and make the dated interiors your own. The photographed living spaces appear usable, and the bathroom fittings look intact, so the work shown is more about refreshing and improving than an obvious full-gut job. The covered external area and weathered outbuildings need closer inspection, and the restricted headroom in the photographed sleeping area is worth considering.
At £310,000, value versus local £/sqf cannot be judged yet because the floor area is missing. The listing is offered by the Modern Method of Auction; bidding can take the hammer above the guide price, so the eventual price may not stay at this level.
Key opportunities
- Use the dated but apparently usable interiors as a canvas for a considered refresh.
- Improve the rough grounds and make better use of the approximately 3.87-acre setting.
- Explore the potential of the multiple outbuildings and extensive external space.
Key risks
- The covered external area has deteriorated roof panels and damaged-looking paving; repair scope should be checked on inspection.
- Some outbuildings appear weathered, and the condition of the main tiled roof cannot be judged reliably from the available views.
Unlock the full analysis
Sign up to see the refurb profile, below-market value, yields, and local market trends for this and every other property that has them.
Sign up freeAlready have an account? Sign in
Interested in similar properties?
Create an alert and we'll notify you when similar renovation opportunities are listed.
Transport
Nearest stations
Thorpe Culvert Rail Station
6.8 miles
Train · Thorpe Culvert
Wainfleet Rail Station
7.6 miles
Train · Wainfleet All Saints
Boston Rail Station
7.7 miles
Train · Boston
Havenhouse Rail Station
9.4 miles
Train · Havenhouse
Contains public sector information from NaPTAN (DfT) licensed under the Open Government Licence v3.0.
Finance
Mortgage calculator
Illustrative repayments based on the asking price, not a mortgage offer.
£
£
£
%
%
years
Current average 2-year fixed rate is 5.13%
Current average variable rate is 6.58%
Monthly Repayments
£1,267
Based on a loan of £232,500 over 30 years at 5.13% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
Tax
Stamp duty calculator
Indicative tax based on the asking price and the options you select.
Services
Next steps
Explore services to help you with this property purchase.
Get help with this property
Financing, surveys and more – choose a service and we’ll connect you with our trusted partners.
Nearby
Similar properties
Other listings you may want to compare.
