The Old Forge, High Street, Braunston, NN11

Details:
Located in the heart of Braunston village, this historically significant former forge presents a rare opportunity to acquire a thoughtfully preserved period home with architectural character and a generous rear garden extending over 200 feet.

Constructed from locally quarried stone and Flemish bond brickwork, featuring chevron jack window arches and natural slate roofs, The Old Forge retains a wealth of original features. Internally, there are exposed beams, quarry tile and parquet flooring, traditional joinery, all carefully balanced with tasteful modern updates. A single-storey brick-built outrigger to the rear houses the kitchen, while multiple reception rooms offer flexible living space. Upstairs are three bedrooms and a versatile landing lounge, with views extending over the garden to open countryside beyond.

The beautifully landscaped rear garden is arranged over three tiers and incorporates formal seating areas, mature planting, a wildlife pond, and a well-tended allotment with greenhouse and potting shed. A gated block-paved driveway provides off-road parking for several vehicles and access to a detached timber garage.

This is a home of considerable charm and character, suited to buyers seeking a well-positioned period property in one of Northamptonshire's most picturesque and well-connected villages.

Features:
Period property in the heart of Braunston village
200ft rear garden with tiered landscaping and productive allotment
Four reception rooms with multi-fuel stove to Sitting Room
Shaker-style kitchen with walk-in pantry
Three bedrooms plus first floor landing lounge area
Tastefully updated interiors with period features
Off-road parking for several vehicles
Within walking distance of village amenities

Local Authority: West Northants Council (Daventry Area)
Council Tax: Band F
EPC: E
Services: Electricity, Oil, Drainage, and Water
Broadband: Ultra-Fast Broadband Available 1000Mbps

Location:
Braunston is a charming village situated on the western edge of Northamptonshire, near the Warwickshire border. It offers a good range of local amenities, including a convenience store with a post office, a butcher, a hair salon, a café, a fish and chip takeaway, and several public houses-all within easy walking distance of the property.

The village enjoys a scenic hilltop setting, with breathtaking views of the surrounding countryside. A notable landmark is the striking spire of All Saints' Church, which is visible for miles and serves as a well-known guide for both road travellers and canal users navigating the Grand Union and Oxford canals.

Historically, Braunston flourished due to its position at the heart of the canal network linking London and the Midlands. Today, while the waterways are primarily used for leisure, Braunston Marina remains a focal point for boating enthusiasts and hosts an annual narrowboat rally. The village is also home to the distinctive Horsley Iron Works twin cast-iron bridge, an elegant example of 19th-century engineering.

For families, Braunston Church of England Primary School is well-regarded, while secondary options include Ashlawn School in Rugby and Guilsborough Academy, both offering strong academic and extracurricular opportunities. Independent schooling is also available nearby, with Rugby School and Princethorpe College within a reasonable commuting distance.

Braunston is well connected for commuters. The A45 provides easy access to Daventry and Rugby, while the M1 and M6 motorways offer convenient routes to Northampton, Birmingham, and London. Rugby railway station, approximately seven miles away, provides fast and frequent services to London Euston in as little as 50 minutes, as well as connections to Birmingham and other major destinations. For air travel, Birmingham Airport is within a 40-minute drive, offering both domestic and international flights.

Accommodation:
Entrance Hall
The entrance hall is laid with traditional quarry floor tiles and matching skirtings, incorporating a recessed Coir grab mat at the threshold. Slatted timber doors provide access to the kitchen/dining room, family room, and sitting room. A substantial central oak ceiling beam adds character and a sense of age to the space. Beneath the staircase, a slatted door with T-bar hinges opens to a useful storage cupboard.

Kitchen
Situated within the single-storey brick outrigger, the kitchen is a bright dual-aspect space featuring a range of high-quality Shaker-style base and wall units with oak doors and roll-top work surfaces. The floor is laid with traditional quarry tiles, and natural light is provided by two casement windows. A stable door opens onto a pleasant rear decked seating area with views over the garden. Integrated appliances include a two-door electric oven and a four-burner electric hob with a brushed chrome extractor hood and lighting above. A traditional walk-in pantry offers additional cool storage, fitted with shelving and benefiting from a window to the side aspect.

Family Room
Positioned to the front left-hand side of the property, the family room benefits from high ceilings with a central exposed ceiling beam and good natural light from two front-aspect casement windows. The floor is finished in a neutral twist pile carpet, and the walls are presented in two-tone emulsion with a feature wall in decorative lining paper. A focal point of the room is the inset electric flame-effect fire set within a traditionally styled granite surround and hearth. A slatted door with T-bar hinges opens to the stairwell, providing access to the first-floor accommodation.

Sitting Room
Centrally positioned within the property, the sitting room occupies what was formerly the forge workshop and retains a wealth of original character. Exposed oak ceiling beams and joists reflect the building's working origins, while a traditional multi-fuel stove is set within a recessed fireplace featuring a quarry tile hearth, exposed brick reveals, and an oak lintel above. The floor is laid with parquet timber boards, and the walls are finished in a neutral palette. The room benefits from natural light via windows to both the front and rear elevations. An original ledged door with bullseye glass vision panel leads through to the snug.

Snug
A light-filled and inviting breakaway space, ideal for reading, relaxation, or simply enjoying views over the rear garden and rolling countryside beyond. The floor is laid with exposed oak boards, and a quarter-winder staircase with twisted balustrades rises to the first-floor accommodation. A traditional ledged and braced door provides access to the utility room.

Utility
A galley-style utility room fitted with high-quality Shaker-style base units and solid oak work surfaces. A Belfast-style sink with chrome mixer tap is set beneath a three-pane window overlooking the front aspect. The floor is laid with traditional quarry tiles displaying attractive historic patination, and the ceiling features exposed oak joists, reinforcing the building's period character. Heating is provided by a wall-mounted chrome ladder towel rail. There is plumbing for a washing machine and space for a tumble dryer.

Cloakroom
The cloakroom is fitted with a contemporary ceramic WC with concealed cistern, neatly housed behind oak panelling, and a corner ceramic wash hand basin with chrome mixer tap. The walls are finished in two-tone emulsion, and solid oak floorboards flow through from the adjoining snug. Natural light is provided by a top-hung casement window with traditional ironmongery.

First Floor Landing
The first-floor landing is neutrally decorated and fitted with a cut pile carpet. A two-pane casement window provides pleasant views over the well-tended rear garden and the rolling Northamptonshire countryside beyond. Traditional four-panel doors with brass ironmongery lead to the principal bedrooms and the family shower room.

Bedroom One
A generously proportioned double bedroom with a three-pane window overlooking the front aspect. Ample built-in storage is provided by an eight-door fitted wardrobe incorporating shelving and hanging space. The walls are neutrally decorated, and the floor is finished with a soft cut pile carpet. Concealed within the wardrobe is a discreet door leading to a spacious airing cupboard, fitted with slatted pine shelving for linen storage. This also houses the modern hot water cylinder with supplementary immersion heater.

Bedroom Two
A further double bedroom, centrally positioned within the property, featuring a three-pane window overlooking the front aspect. The floor is finished with a cut pile carpet, and the walls are neutrally decorated, with one wall finished in decorative lining paper.

Shower Room
Accessed via Jack and Jill four-panel doors with brass ironmongery, the shower room is fitted with a modern three-piece suite comprising a double-width shower cubicle with tempered glass screen, full-height ceramic wall tiling, and a wall-mounted ceramic shower hose. A large ceramic wash hand basin with chrome pillar taps and pedestal sits alongside a close-coupled WC. The floor is laid with timber-effect boarding, and the walls are finished in bright white emulsion, contributing to the clean and airy feel of the space. A two-pane window provides attractive views over the rear garden and open countryside beyond.

Landing Lounge
Positioned to the rear right-hand side of the property, the landing lounge enjoys lovely views via a rear window set within splayed reveals. The space is tastefully decorated and fitted with a loop pile carpet, offering flexibility for use as a reading area, study space, or occasional seating area. A large over-stairs cupboard provides useful storage, fitted with a hanging rail and upper shelving. A four-panel door leads through to Bedroom Three.

Bedroom Three
Currently used as a home office, Bedroom Three is a generously sized single room with ample space for workstations and shelving. The floor is finished with a loop pile carpet, and a three-pane window provides views over High Street. The walls are tastefully decorated, and heating is provided by a contemporary full-height column radiator.

Grounds
Front Aspect
The property fronts directly onto High Street and presents an attractive façade of red facing brickwork laid in Flemish bond, with distinctive chevron jack window arches set beneath a natural slate roof. A dropped kerb provides vehicular access to a gated block-paved driveway, which opens into a larger block-paved area providing off-road parking for several vehicles and leading to the detached timber shed/garage.

Rear Garden
The property benefits from a deceptively large, three-tier rear garden extending to over 200 feet in length, offering a variety of well-planned areas for relaxation, planting, and cultivation.

To the rear of the kitchen, a stable door opens onto a raised timber decked seating area - ideal for breakfast or morning coffee - with steps descending to a further paved terrace. Raised brick and stone planters are filled with seasonal shrubs and perennials, now coming into bloom.

The central garden features a gravelled seating area, offering a pleasant spot to enjoy the surroundings. A mature cherry tree, now in blossom, provides seasonal interest, and a well-maintained lawn is segmented by block-paved pathways.

The lower garden offers further lawned areas bordered by established shrubs, and a graduated pond provides a lovely natural habitat. A pergola seating area is set on block paving, positioned to catch the afternoon sun. A winding gravel path leads to a picket gate set within a honeysuckle hedge, which opens into a generous allotment and horticultural section. This productive growing area includes raised beds with woodchip borders, a large timber-framed glasshouse, and a timber potting shed. The boundaries are formed by mature hedgerow and trees, with apple trees at the far end of the garden offering a seasonal crop.

Important Notice:
Whilst every care has been taken with the preparation of these Sales Particulars complete accuracy cannot be guaranteed and they do not constitute a contract or part of one. David Cosby Chartered Surveyors have not conducted a survey of the premises nor tested services, appliances, equipment, or fittings within the property and therefore no guarantee can be made that they are in good working order. No assumption should be made that the property has all necessary statutory approvals and consents such as planning and building regulations approval. Any measurements given within the particulars are approximate and photographs are provided for general information and do not infer that any item shown is included in the sale. Any plans provided are for illustrative purposes only and are not to scale. In all cases, prospective purchasers should verify matters for themselves by way of independent inspection and enquiries. Any comments made herein on the condition of the property are provided for guidance only and should not be relied upon.