The Cottage, West Farndon, NN11

Details:
A well-presented detached late Georgian cottage, understood to date from circa 1816, occupying an edge-of-hamlet position within West Farndon and enjoying far-reaching views across adjoining countryside.

The property has been thoughtfully extended and updated over time, resulting in a well-balanced arrangement of accommodation. The ground floor provides a series of interconnecting reception spaces, allowing for both open flow and more defined areas of use, complemented by a kitchen and dining area with direct access to the garden. Upstairs, three bedrooms and a family bathroom are arranged around a central landing, with the principal rooms taking advantage of the open rural outlook.

Externally, the property benefits from a generous gravelled driveway with electric gated access, a detached brick outbuilding now used as a home office/games room, and landscaped gardens arranged to make the most of the setting. The rear garden, in particular, enjoys a high degree of privacy and uninterrupted views over surrounding farmland.

Features:
Detached late Georgian cottage
Hamlet setting within West Farndon
Far-reaching countryside views
Three double bedrooms
Sitting room, snug/cinema room and family room
Kitchen and dining room with garden outlook
Family bathroom and ground-floor cloakroom
Landscaped rear garden with terraces and seating areas
Detached brick home office/games room
Electric gated driveway with generous off-road parking

Local Authority: West Northants Council
Council Tax: Band E
EPC Rating: C
Services: Mains Gas, Electricity, and Water. Private Drainage
Broadband: Ultra-Fast Broadband Available with up to 1000Mpbs download
Heating: Gas fired combination boiler serving central heating system

Location:
The property is located within the small rural hamlet of West Farndon, set amidst open countryside in south Northamptonshire. The hamlet has a quiet, lightly populated character, with a scattering of period and converted buildings, and immediate access to surrounding farmland and open views.

For day-to-day amenities, the nearby villages of Byfield and Woodford Halse provide a range of local facilities including shops, primary schooling, public houses and healthcare services. More comprehensive amenities are available in the market towns of Banbury and Daventry.

Road connections are convenient, with access to the A361 and A45 linking to the wider network, including the M40 (Junction 11) and M1. Mainline rail services are available from Banbury, providing regular connections to London Marylebone in under an hour.

The surrounding area is mainly undulating countryside, with an extensive network of public footpaths and bridleways, including routes such as the Jurassic Way, making it well suited to walking, riding and general outdoor pursuits.

Accommodation:

Sitting Room
Accessed from the main front entrance, the sitting room forms a welcoming principal reception space, with a fitted recessed entrance mat and soft cut-pile carpeting. A front-facing box bay window provides good natural light, while the focal point of the room is a traditional Minster-style fireplace surround and hearth, fitted with a wood burning stove. The room is finished with part decorative wall covering, picture rail detailing and plaster coving. A quarter-winder staircase with chamfered balustrade and handrail rises to the first-floor accommodation, with useful understairs storage accessed via a panelled door. From the sitting room, a timber panelled door opens through to the snug/cinema room, while a wide opening continues towards the kitchen and dining areas at the rear of the house.

Snug
Positioned to the front left-hand side of the house, the snug is a useful secondary reception room with a box bay window providing good natural light. The room is finished with oak-effect flooring, part decorative wall covering, dado rail detailing and plaster coving. Currently arranged as a cinema room, it offers a flexible space suited to a range of uses.

Dining Room
Positioned to the rear right-hand side of the house, the dining room is a well-proportioned dual-aspect space with direct access to the rear garden via double-glazed patio doors. A further casement window to the side elevation brings in additional natural light, and the room provides comfortable space for a good-sized dining table and chairs.

Kitchen
The kitchen is fitted with a good range of timber-fronted Shaker-style base and wall units, including curved end units and timber-effect roll-top work surfaces. A breakfast bar provides informal seating for two. Appliances include a six-burner gas Rangemaster with twin ovens, separate grill and extractor hood above, together with an integrated dishwasher, washing machine, separate electric oven and fridge-freezer. A ceramic Butler-style sink with mixer tap is set beneath a three-section window overlooking the rear garden and adjoining arable land beyond.

Cloakroom
Accessed via a four-panel oak door, the cloakroom has natural light from a frosted casement window to the side elevation. The floor is finished with ceramic tiling, continuing through from the kitchen, with marble-effect tiling to half height. Fittings include a WC with concealed cistern and a neatly formed recess above which houses a circular marble wash hand basin with chrome mixer tap.

Family Room
Positioned to the left-hand side of the house, the family room is a bright triple-aspect space, with natural light drawn from casement windows and a raised roof lantern. The room is finished with neutral painted walls, perimeter plaster coving and riven-effect ceramic floor tiling. Double-glazed French doors with matching side casements open directly onto a paved seating area, with views across the landscaped garden towards the adjoining open fields.

Side Lobby / Boot Room
Accessed from the side garden via a matching slatted-effect external door with three-bar locking mechanism and decorative central vision panel, the side lobby provides a practical boot room entrance. The space is finished with ceramic floor tiling and half-height ceramic wall tiling, with mechanical extract ventilation. A part-glazed oak panel door opens through to the family room.

First Floor Landing
The first-floor landing is centrally positioned, with oak four-panel doors opening to the principal bedrooms and family bathroom. A front-facing casement window provides good natural light, complemented by recessed ceiling lighting. The space is finished with plaster coving and matching cut-pile carpet.

Bedroom One
Positioned to the rear right-hand side of the cottage, bedroom one is a good-sized double room enjoying an attractive outlook across the landscaped garden and adjoining countryside, with longer views towards the spire of Holy Cross Church in Byfield. A Juliet balcony makes the most of the aspect and brings in good natural light. The room provides ample space for freestanding bedroom furniture and is finished with cut-pile carpet, part decorative wall covering and profiled plaster coving.

Bedroom Two
Bedroom two is a further double room, positioned to the front left-hand side of the house, with a casement window framing pleasant views across the rolling hillside landscape opposite Farndon Road. The room is finished with two-tone painted walls, perimeter plaster coving and cut-pile carpet.

Bedroom Three
Bedroom three is a good-sized dual-aspect double room, with a front-facing casement window enjoying views across the hillside landscape across from Farndon Road, and a side casement window overlooking adjoining arable fields. The room is finished with two-tone painted walls, profiled plaster coving, recessed ceiling lights and cut-pile carpet. Additional features include an original fireplace with decorative surround.

Bathroom
The bathroom is fitted with a four-piece suite comprising a corner bath with whirlpool system and chrome mixer tap, close-coupled WC, circular marble wash hand basin with chrome pillar tap set on a matching vanity unit, and a corner quadrant shower enclosure with fixed shower rose and separate handheld attachment. The room is finished with timber-effect flooring, half-height ceramic wall tiling and two-tone painted walls. Natural light is provided by a side-facing casement window, with mechanical extract ventilation also installed.

Grounds
Front Aspect and Driveway
The property presents an attractive frontage to Farndon Road, with facing brick elevations in English bond beneath pitched slate roofs. The principal elevation is arranged with a central entrance and square bay windows, each set below lead-lined canopies.

Set back behind a grass verge, the house is approached via a central brick path leading through a low brick boundary wall with decorative railings and matching gate. This opens into a gravelled front garden, with further gated access continuing to the sides and rear.

To the left-hand side, the brick boundary wall continues at a higher level, with brick piers and electrically operated timber double gates. These open onto a generous gravelled driveway, providing off-road parking and turning for several vehicles. To the rear of the drive are two timber sheds, both with secure doors and fixed windows providing natural light. Boundaries are formed by close-boarded fencing, softened by established conifer and hawthorn planting.

The detached brick garage, accessed from the driveway, has been converted to provide a useful home office/games room. External power points and an electric vehicle charging point are positioned to the front, while a full-length low-level timber log store and further storage space sit to the rear.

Rear Garden
The rear garden is pleasantly positioned to take advantage of far-reaching views across adjoining arable land. Arranged over two levels, it includes a central lawn which continues around the right-hand side of the house, where there are well-placed seating areas enjoying good natural light. Steps enclosed by rustic brick walling lead down to a lower paved terrace, providing further space for outdoor dining and entertaining, with convenient access from the dining room and family room.

A timber pergola walkway, planted with established climbers and roses, provides an attractive pedestrian route between the side entrance porch and the home office/games room.

To the rear of the garden, an additional circular riven-paved seating area is arranged around a small pond with fountain, creating a calm focal point within the garden.

Garage / Home Office / Games Room
Constructed in rustic facing brickwork beneath a pitched slate roof, the detached former garage has been converted to provide a versatile home office/games room. The building is approached via double-glazed timber-effect doors with full-height matching casement windows, together with a further solid timber stable door with decorative vision panel. Three additional casement windows provide good natural light. Internally, the space is finished with oak-effect flooring, two-tone painted walls and recessed ceiling lighting.

Important Notice:
Whilst every care has been taken in the preparation of these Sales Particulars, accuracy cannot be guaranteed and they do not constitute an offer or contract (or part of one). David Cosby Chartered Surveyors have not surveyed the property or tested any services, appliances, equipment or fittings and accordingly cannot confirm that they are in working order. Purchasers should not assume that the property has the benefit of all necessary statutory consents or approvals, including planning permission and Building Regulations approval.

Any measurements are approximate. Photographs are provided for general guidance and do not imply that any item shown is included in the sale. Any plans are for illustrative purposes only and are not to scale.

Prospective purchasers should satisfy themselves as to the condition of the property and all matters referred to within these particulars by inspection and independent enquiries. Any comments on condition are for guidance only and must not be relied upon.

Upon acceptance of an offer, and in compliance with Anti-Money Laundering (AML) legislation, we will require proof of identity and source of funds for each purchaser. The cost of these checks is £25 per person.