Summary - Main Road, Langrick, Boston, Lincolnshire, PE22 7AW PE22 7AW
3 bed 1 bath Mixed Use
Versatile countryside estate blending comfortable home with proven tourism business.
- Almost 4 acres including managed woodland and paddock
A rare mixed-use estate on almost 4 acres combining a three-bedroom modern barn conversion with extensive workshops, a licensed tearoom and a 10-pitch touring campsite. The main barn offers vaulted, open-plan kitchen/living with exposed beams, a master bedroom with large en-suite, and a west wing that can function as a self-contained annexe. The residential element is comfortable and ready to occupy while remaining closely linked to the commercial spaces.
The commercial heart comprises over 400 sqm (c.4,300 sqft) of open-plan workshop and museum display areas with mezzanine space, concrete floors and high eaves—currently laid out for vehicle exhibits and a licensed café serving up to 40 covers. The campsite provides ten electrical hook-ups, chemical disposal and amenity/wash facilities, suitable for continued tourist trading or alternative outdoor uses. Parking for 20+ vehicles and gated, tree-lined access give strong kerb appeal and operational practicality.
This property is aimed at buyers seeking a lifestyle business, hobby-orientated base (equine, classic cars, restoration) or an owner-occupier who wants significant outbuilding space and land. The sale is freehold with vacant possession; the business and vehicle inventory could transfer by agreement, offering immediate trading potential. Note the site is assessed for business rates (Rateable Value £3,800) which may affect operating costs depending on relief eligibility.
Considerations: the setting is remote and in an area with higher deprivation statistics, so footfall depends on destination marketing or passing trade. The mixed-use nature means running a business from the site requires licences, management and ongoing maintenance of buildings, campsite services and large external areas. Prospective buyers should satisfy themselves on utility arrangements, planning permissions for current uses and any VAT/business transfer implications before committing.
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