Believed to date back to circa 1680, Spindleberry Cottage is a charming Grade II Listed residence understood to have originally comprised two separate cottages. Rich in character and period appeal, the property offers extensive and versatile accommodation extending to approximately 1,833 sq. ft.

The principal accommodation comprises a spacious living room centred around an impressive inglenook fireplace, creating a wonderful focal point and adding to the property's period charm. There is also a separate dining room and a well-proportioned kitchen/breakfast room fitted with a range of cupboard units, an integral oven and a large storage cupboard, providing ample workspace and practical storage for day-to-day living.

Adjoining the kitchen and living room is a delightful library space, creating a cosy reading area, study or additional reception room. Throughout the ground floor, the property retains its character appeal with exposed beams and a wealth of period features.

A particular feature of the property is the ancillary accommodation, providing excellent flexibility for dependent relatives, guests or home working. This section comprises a reception room, bedroom and bathroom to the ground floor, with a further bedroom and dressing room to the first floor.

The first floor offers three well-proportioned bedrooms. The principal bedroom is a generous double room and benefits from its own staircase access, creating a degree of separation from the remaining accommodation. Bedroom two benefits from built-in storage, while all bedrooms are served by a family bathroom.

The property has benefited from a number of recent improvements, including the installation of a new Fischer electric boiler in April 2024, providing central heating and hot water and benefiting from a 10-year guarantee. In 2026, the Norfolk water reed thatched roof was completely replaced on a like-for-like basis, preserving the property's historic character.

Situated in the sought-after village of Horningsea, the property enjoys a peaceful position on a quiet road leading towards the River Cam. Surrounded by attractive countryside, the village offers a tranquil setting whilst remaining conveniently close to Cambridge and the amenities of nearby Fen Ditton.


Auctioneer's Comments
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded.

The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer.

The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.