Northampton, Northamptonshire

HOME FARM COTTAGE

A unique equestrian opportunity to acquire a former farm cottage, with annexe, outdoor pool, menage, 14 stables, yard and 20 acres of southeast facing paddock.

KEY FEATURES

Home Farm Cottage presents a unique opportunity with its detached house, annexe, and a picturesque southeast-facing aspect overlooking its own land and outbuildings. This former farm cottage, adorned with a tiled roof, boasts over 2,150 sq ft of accommodation. The interior features charming elements such as coved cornicing, solid timber doors, and double-glazed UPVC windows and doors.

Upon entering through the front door, you are greeted by a delightful conservatory porch facing southeast. The hallway leads to a cloak closet and WC. The spacious drawing room offers a brick-faced fireplace with a wood burner and sliding patio doors. A staircase ascends to the first floor, while the breakfast room showcases a fireplace with a wood burner and exposed ceiling timbers. The adjoining kitchen boasts oak-fronted cabinets, granite tops, a green two-oven Aga, and a range cooker. The dining room, with French doors to the garden, seamlessly flows from the kitchen with its shared tiled flooring.

The first floor reveals a landing with an airing and linen cupboard, a principal bedroom with an en suite shower room, and a double bedroom with two southeast-facing windows and a built-in wardrobe. Additionally, there are two dual-aspect double bedrooms and an en suite washroom with WC and basin in one of the bedrooms. A luxurious family bathroom awaits with a spa bath, separate walk-in shower, twin basins, and WC.

The ground floor annexe, attached to the main house, provides convenient accommodation for staff or relatives. It comprises an open-plan sitting room, fitted kitchen, shower room, and a bedroom with a door leading to the garden.

Accessed via a private drive, the property offers parking facilities, including a double brick-built garage and a boiler room/store. The lawned garden features post and rail fencing, a paved seating area, and an ornamental pond. A heated outdoor swimming pool enhances the paved and gravel courtyard, offering a relaxing space. The stable yard boasts a U-shaped configuration with 13 stables (one currently serving as a tack room), an adjoining garage/store, a hay barn, and two wooden isolation boxes/stables. The land is primarily pasture, with a 30m x 40m all-weather menage, water sources, and a tranquil stream that doubles as a fishing lake. Planning consent has been granted for five shepherd huts, providing potential for tourism and glamping income. A footpath traverses the front paddock, allowing access to scenic walks in the surrounding countryside. Additionally, there is planning consent for a cross-country course and a second lake on the property, adding to its versatility and appeal.

LOCATION

Watford, a charming village in Northamptonshire, offers a peaceful setting enriched by its parish church and the welcoming Wheelwrights Arms public house. Education options include a primary school in West Haddon, as well as an infant and junior school in Long Buckby.

The property benefits from excellent connectivity to the motorway network, with easy access to the M6, M1, M40, and A14. For those seeking intercity train services, convenient stations can be found in Long Buckby, Rugby, Northampton, and Banbury. Families have a variety of schooling choices available, ranging from reputable private institutions like Bilton Grange Preparatory School and Rugby School in Rugby, Princethorpe College, Spratton and Maidwell Preparatory Schools, to Northampton High School, Bloxham School, and Tudor Hall Schools near Banbury.

Equestrian enthusiasts will find the location ideal, with racing events at Leicester and Warwick, polo opportunities in Rugby and Southam, and a range of showing competitions and events at Aston le Walls, Onley, and Rugby riding club. The property’s convenient proximity to various regions allows for easy participation in competitions across the country. Golf enthusiasts can indulge in several golf courses in the area, while sailing and fishing activities await at Draycote Water.

Key distances include Rugby at 8 miles (with intercity trains to London Euston taking approximately 48 minutes), Long Buckby Station at 4 miles (offering trains to London Euston), Leamington Spa at 23 miles, Banbury (M40 J11) at 24 miles (providing intercity trains to London Marylebone in around 58 minutes), M1 (J18) at 2.5 miles, Northampton at 14 miles, and Milton Keynes at 29 miles. (All distances and times are approximate).

Registered in England and Wales. Company Reg. No. 09929046 VAT No: 232999961

Head Office Address 5 Regent Street, Rugby, Warwickshire, CV21 2PE

copyright © 2023 Fine & Country Ltd.

INFORMATION

Council Tax Daventry District Council Council Tax Band D

Viewing Arrangements

Strictly via the vendors sole agents Sam Funnell 07714515484 and Claire Heritage 07894561313

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 12.09.2023

FINE & COUNTRY

Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in over 300 locations, spanning Europe, Australia, Africa and Asia, we combine widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation –leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

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Claire has worked in the property industry for over 18 years, during which time she has mastered the ever changing marketing techniques that have evolved numerous times during her working life. In particular, Claire is a marketing manager and social media expert which puts her in the perfect position to elevate the status of your home and create a successful and bespoke marketing strategy tailored to your needs. She has received many awards and testimonies from her contemporaries and clients alike. Claire is consistently dedicated to her role and is the consummate professional, always going out of her way to help others at any given time. With her warm personality and outstanding customer service, Claire’s sole aim is to ensure that our clients; journey is as smooth and as stress free as possible. Claire works closely with her partner Sam (Fine & Country Branch Partner) and lives in Rugby with her two children.

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Sam heads up the team in Rugby and has worked in a Managerial capacity in the local area with other agents for over 20 years. Sam combines his wealth of local knowledge, with an enthusiasm for marketing, service and results. He is more than happy to provide a bespoke, tailored plan to aid any seller’s move using Fine & Country’s incredible marketing tools. The office constantly receives repeat business and excellent reviews, a true testament to the quality of service that Sam and the team consistently deliver.

The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness.

Fine & Country Rugby

5 Regent Street, Rugby, Warwickshire CV21 2PE

01788 820062 | rugby@fineandcountry.com