Spring Lane, Boughton, Northampton

Rustlings is an impressive and substantial individual detached residence, occupying a peaceful position along a quiet no-through lane in the heart of Boughton, with an attractive open outlook towards the Parish Church. Originally dating from the 1950s, the house has been significantly enhanced over the years, including further improvements by the present owners since their purchase in 2008. The property has undergone an extensive programme of refurbishment, modernisation and extension, creating a spacious and versatile family home.
Arranged over three floors, the accommodation has been carefully planned to suit the demands of modern family living. The layout includes six bedrooms, three reception rooms and a superb open-plan kitchen/snug/dining room, utility and WC, complemented by natural oak floors and bi-fold doors opening onto the rear garden.
The principal bedroom enjoys an en-suite shower room, while the family bathroom is fitted with both a bath and separate shower. The house is set within mature and private lawned gardens of approximately a quarter of an acre, with the addition of a home office/gym positioned to the rear of the garden. Beyond the garden, the property backs directly onto open pasture, creating a wonderful sense of space and privacy. The approach provides ample off-road parking and access to an integral double garage.

Accommodation -

Ground Floor -

Reception Hall - 8.41m x 3.94m to max (27'07 x 12'11 to max) - The spacious reception hall has a natural oak strip floor and with stairs rising to a galleried landing above. There is a understairs storage cupboard and ceiling mounted spotlights and further panelled doors lead to:-

Lounge - 5.11m x 4.98m (16'09 x 16'04) - A generous lounge enjoying two, three-casement windows to the front elevation, creating a bright and comfortable reception space. A wall-mounted gas living-flame coal-effect fire provides the central feature, complemented by a fitted dresser with shelving, drawers and cupboard storage. TV and telephone points are connected, with spotlights and double-leaf panelled glazed doors leading through to:-

Cinema / Dining Room - 5.13m x 3.61m (16'10 x 11'10) - A versatile additional reception room, currently arranged as a home cinema and offering excellent flexibility for family use. The room is finished with fitted carpet, ceiling spotlights and wall lighting, with twin two-casement windows to the side elevation. The cinema equipment may be available by separate negotiation, and a door leads back through to the reception hall.

Kitchen/Breakfast/Snug - 5.74m x 2.69m (18'10 x 8'10) - A well-appointed kitchen fitted with a variety of floor and wall-mounted cabinetry, complemented by black granite work surfaces, matching upstands and a stainless steel twin-bowl underslung sink with mixer tap. Quality Neff appliances include an electric induction hob with extractor above, together with an oven/microwave oven and hot plate below. The room also provides plumbing for an integrated dishwasher and space for an American-style fridge/freezer, with two four-casement windows enjoying views over the rear garden.

Breakfast Room - 5.13m x 2.41m (16'10 x 7'11) - The kitchen/breakfast area forms a practical central hub, finished with limestone-style ceramic tiled flooring and a central island with black granite work surfaces. A fitted breakfast bar with storage beneath provides a relaxed everyday dining space, while floor-to-ceiling cupboards offer excellent additional storage. The area links naturally with the kitchen, snug and dining space, with a further door leading through to the utility room and separate WC.

Snug - 3.81m x 2.90m (12'6 x 9'6) - With a natural oak floor, this room has a TV point connected.

Dining Area - 6.53m x 2.67m (21'5 x 8'9) - A bright and impressive space, finished with natural oak flooring and enhanced by a mono-pitch ceiling with Velux rooflights and angled spotlights. Four-casement windows frame views over the rear garden, while bi-fold doors create a seamless connection onto the terrace and outdoor space.

Utility Room - 2.82m x 2.54m (9'3 x 8'4) - With ceramic tiled flooring, plumbing for a washing machine and a point for a tumble dryer, this room contains a stainless steel sink unit with mixer tap under and a further bracket wash basin. There is a door and window to the side elevation, an internal door to the garage and a further door to:-

Cloakroom - Comprising a white suite of low level close coupled WC and with a ceramic tiled floor and a window to the side elevation.

First Floor -

Landing - 7.39m x 3.51m (24'3 x 11'6) - Standing in the centre of the house, the split level galleried landing has an oak balustrade and spindles and also contains the spiral staircase rising to the second floor bedrooms. There is a built-in airing cupboard housing the Megaflow hot water cylinder and doors lead to:-

Master Bedroom Suite -

Bedroom One - 5.08m x 3.28m (16'8 x 10'9) - With twin two casement windows to the front elevation, this room has spotlights, TV and telephone points and a door leading to:-

Shower Room Ensuite - 2.49m x 1.57m (8'2 x 5'2) - With a ceramic tiled floor and a suite comprising a ceramic tiled open sided shower with glass brick screen, bracket wash basin and WC. There is a stainless steel heated towel rail.

Bedroom Two - 4.95m x 4.09m (16'3 x 13'5) - Space for a king-sized bed, this room also has spotlights, a TV point and two three casement windows to the front elevation.

Bedroom Three - 5.16m x 3.63m (16'11 x 11'11) - A pleasant guest bedroom enjoying a five-casement window to the rear elevation, allowing plenty of natural light. The room provides space for a double bed and benefits from fitted wardrobes

Bedroom Four - 5.23m x 2.92m (17'2 x 9'7) - A well-proportioned bedroom enjoying windows to the rear elevation and ceiling spotlights, creating a bright and comfortable space. The room provides ample space for a double-size bed and benefits from fitted wardrobes.

Family Bathroom - 4.19m x 2.08m (13'9 x 6'10) - A well-appointed family bathroom fitted with a bath and side mixer tap with shower attachment, low-level WC and bracket wash hand basin with shaver socket above. The room also features a ceramic tiled open-sided shower cubicle with glass brick wall and glazed screen, complemented by a stainless steel heated towel rail and a two-casement window to the side elevation.

Study - 5.16m x 3.63m (16'11 x 11'11) - The first floor study stands at the rear of the house with windows overlooking the gardens and has been extensively fitted by Evergreen interiors with wall mounted cupboards and shelving incorporating two hardwood oak work stations and fitted filing cabinets. There is a telephone point and spotlights.

Second Floor -

Landing - With doors leading to:-

Bedroom Five - 4.75m x 3.71m (15'7 x 12'2) - With a sloping ceiling and a two casement dormer window to the front elevation, this room has two twin eaves access hatches, TV and telephone points and two Velux rooflights.

Bedroom Six - 4.78m x 3.07m (15'8 x 10'1) - With a dormer window and Velux rooflight, there is an alcove recess and hatches to the eaves storage space.

Gardens - The rear garden is a superb feature of the property, offering depth, maturity and a wonderful sense of privacy. A paved terrace, enclosed by a rendered retaining wall, provides an attractive area immediately adjoining the house, complete with external lighting, power and a water tap by the side pedestrian access. Steps rise to an expansive lawn bordered by well-stocked flower beds, mature shrubs and small trees. A mature tree belt, including holly, fir and Lawson cypress, creates natural separation within the garden, beyond which a pathway leads to a further lawned area with a timber-framed garden shed and a 17'09" x 18'08" outbuilding supplied with electricity and heating. Currently used by the owners as a gym, this versatile space could also make an excellent home office, with bi-fold doors overlooking the rear garden.

Outside - Rustlings is approached by a private gravel drive which provides parking and turning space in front of the house with well stocked flower borders and privet hedges forming the boundaries. There is a mature Walnut tree and a variety of mature shrubs. The driveway gives access to:-

Double Garage - 5.03m x 4.90m (16'6 x 16'1) - The integral double garage is approached through an electrically operated door and contains light and power connections. There is an internal door to the utility room.

Outbuilding - 5.41m x 5.69m (17'09 x 18'08) - A high-quality detached outbuilding offering excellent versatility, currently arranged as a home gym. Finished with oak flooring, Velux rooflights and bi-fold doors opening onto the terrace, the room is bright, practical and well connected to the garden. Mains electricity is connected, with wall-panel heating providing year-round usability.

Spring Close - The property is approached via Butchers Lane leading into Spring Close, which is an unadopted road and whose upkeep is the responsibility of the occupiers of the Close.

Services - Main drainage, gas, water and electricity are connected.

Council Tax - West Northamptonshire Council - Band G

Local Amenities - Within the village, there is the Parish Church and the Whyte Melville Public House, Village Hall and pocket park. Local schooling is at the County Primary School, with secondary education at the Moulton School for which there is a school bus service. The village is well placed for access to a number of public schools including Oakham, Uppingham, Oundle, Rugby and Wellingborough. There are local shops at Whitehills and a Waitrose Supermarket in Kingsthorpe. There is a country park and sailing club at nearby Pitsford Reservoir, and the Northampton County Golf Course is at Church Brampton. Northampton railway station provides a fast connection service to London Euston in 50 minutes.

How To Get There - From Northampton town centre proceed in a northerly direction along the A508 Barrack Road through Kingsthorpe onto the Harborough Road, signposted towards Market Harborough. Continue out of the town, passing Whitehills and at the first roundabout turn right signposted to the village of Boughton. On entering the village along Vyse Road, proceed to the junction with Church Street at the centre of the village and then bear left and down the hill into Butchers Lane. Continue along Butchers Lane and take the first turning on the right into Spring Close where Rustlings stands on the left hand side.

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