Barn conversion for sale in Walgrave, Northampton NN6

Barn conversion for sale - 4 bedrooms 4 2 3
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Property description

A rare opportunity to acquire a farmstead with a four bedroomed farmhouse, part converted studio annex, extensive range of period farm buildings with potential for residential conversion and a substantial commercial use building with hard standing for several vehicles. The entire property is offered as a single lot standing in grass paddocks extending in total to approximately seven acres and situated in open countryside on the eastern side of the village of Walgrave approximately mid way between Northampton and Kettering.


A detached farmhouse constructed of red brick beneath a slate roof with domestic garden and hovel garaging. The property has the benefit of replacement pvcu double glazing and radiator central heating from a Worcester oil fired boiler.


Dining Hall (14'6 x 11'0 (4.42m x 3.35m))

Approached through pvcu front door the hall has an African slate floor and an attractive open hearth fireplace with an ornate cast iron mantle over a cast iron log burner. There is a window to the front elevation, a passage leading to the lounge and there are doors to the kitchen and sitting room.

Lounge (24'5 x 14'5 (7.44m x 4.39m))

An attractive through room with a two part ceiling and windows to both front and rear elevations, there is an open hearth fireplace with a cast iron hob basket and mahogany mantle. A door leads to the staircase hall.

Sitting Room (14'3 x 13'1 (4.34m x 3.99m))

With a coved ceiling and two casement window overlooking the rear garden, this room also have as open hearth fireplace with a brick surround, a Quarry tiled hearth and a cast iron log burner. There is a TV point and understairs storage cupboard and there is a door to the staircase hall.

Staircase Hall

With a pvcu door to the rear garden and containing the stairs rising to the first floor.

Kitchen/Breakfast Room (16'0 x 12'0 (4.88m x 3.66m))

With shaker style floor and wall cabinets with stainless steel sink unit and laminated working services. The kitchen has a vaulted ceiling with exposed purlin timbers and there is a window to the front elevation and a french door to the rear terrace and garden. The focal point is the Rangemaster electric range cooker which has two ovens and grill and a six place ceramic hob beneath a cooker hood. A door leads to:-

Boiler/Boot Room (12'2 x 10'0 (3.71m x 3.05m))

Also with a vaulted ceiling and exposed purlin timbers this room houses the oil fired boiler and has a stable type door to the hovel garage. There is also plumbing for an automatic washing machine.

Office (12'1 x 9'6 (3.68m x 2.90m))

With a vaulted ceiling over a laminate floor there are exposed purlin timbers and a shuttered window to the side elevation.

Wetroom (6'11 x 6'3 (2.11m x 1.91m))

Fitted in 2019 with a white suite of shower area with Mira adjustable height shower, pedestal wash basin and WC. There is ceramic tiling to the splash areas and a two casement window to the front.

First Floor

Landing (11'10 x 3'8 (3.61m x 1.12m))

With a roof void access hatch and panelled doors leading to:-

Bedroom One (14'7 x 13'0 (4.45m x 3.96m))

A spacious double room with an open hearth cast iron fireplace and built in cupboard there is a four casement window to the rear elevation with views over the gardens and open countryside beyond.

Bedroom Two (14'7 x 13'0 (4.45m x 3.96m))

With a coved ceiling and four casement window to the rear elevation this room has an open hearth fireplace with polished hob basket and mantle over a terracotta hearth.

Bedroom Three (11'0 x 10'11 (3.35m x 3.33m))

With a coved ceiling and window to front elevation.

Bedroom Four (11'1 x 10'10 (3.38m x 3.30m))

With a two casement window to the front elevation.

Bathroom (11'8 x 7'1 (3.56m x 2.16m))

With a white suite of twin ended roll top bath with side mixer tap, pedestal wash basin, WC and quadrant shower cubicle with integrated Mira shower. There is ceramic tiling from floor to ceiling and a window to the front elevation.


Hovel Garaging

A four bay hovel garage is constructed partly of brick with steel and pole framing beneath a corrugated asbestos roof.


Approached by a block paved terrace the rear garden is largely laid to lawn bounded by mixed hedging and a row of tall mature Poplar trees. There are a number of mature fruit trees and a fine specimen Willow, Cupressus and mature Pine trees and there is an ornamental pond.


A single storey red brick barn part converted to include underpinning of the foundations and drainage connection. The building extends to a floor area of approximately 1,200 square feet and works were commenced under the General Permitted Development Order (2013) and comprises:-

Reception Hall/Disabled Wc (16'3 x 7'7 (4.95m x 2.31m))

Meeting Room (16'10 x 8'7 (5.13m x 2.62m))

Office (16'8 x 8'8 (5.08m x 2.64m))

Studio Room (40'10 x 16'2 (12.45m x 4.93m))

Changing Room (7'10 x 10'5 (2.39m x 3.18m))

Wetroom (8'0 x 6'2 (2.44m x 1.88m))

Farm Buildings

With potential for conversion to residential use the farm buildings comprise a range of red brick barns beneath slate roofs which are arranged around an open yard and a covered yard each adjoining the other and comprising:-

Threshing Barn (48'10 x 18'9 (14.88m x 5.72m))

A two storey building beneath a high pitched slate roof with access doors to the front and rear.

Cattle Shed (76'4 x 17'4 (23.27m x 5.28m))

Stable One (21'5 x 17'7 (6.53m x 5.36m))

Stable Two (12'2 x 9'11 (3.71m x 3.02m))

These buildings extend to an internal floor area of approximately 2,700 square feet.

Commercial Building

Formerly used as an agricultural grain store this building extending to a floor area of approximately 3,600 square feet with a planning use classification B2, General Industrial Use applicable to the owner of Rectory Farm The building is constructed of steel frame with concrete block beneath a pitched asbestos roof with adjoining steel frame building also of concrete block and lean to steel roof. The main building has roller door access for high sided vehicles with further roller door to the side building and there is a three phase electricity supply. Externally there is an extensive hard standing area approached by the main driveway.


Rectory Farm is approached from the A43 Kettering Road via a private tarmac drive leading to the hard standing adjacent to the commercial building and giving access to the farmhouse and buildings. The land is in a rectangular block standing to the north east and south west of the buildings almost entirely down to grass and bounded by established mixed hedging and post and rail fencing and the south western paddocks are divided with post and rail fenced enclosures. There is a right of way along the north eastern driveway allowing vehicular access to the adjoining property which is a privately owned stables with a small range of buildings and menage for equestrian use.


Main water and electricity are connected with three phase supply to the house and three phase supply to the commercial building. Drainage is to a private septic tank. The studio annex also has power connected, however there is no water connection as yet.

Potential Uses

The four bedroomed farm house is occupied as a residential dwelling and the farm buildings are used for livestock and general storage. The commercial building extends to a floor area of approximately 3,600 square feet and is used as a thriving vehicle coach works business with a planning use classification B2. The property has potential for more intensive use for equestrian purposes and the period red brick and slate barns have considerable potential for conversion to residential use subject to planning permission.

Planning Opinion

'The outbuildings adjacent to the main house would lend themselves to conversion to three residential units and as such could be converted if they satisfy the requirements of The General Permitted Development Order or by separate planning permission. There may be potential to create a separate dwelling in the paddock between the commercial building and the A43 Kettering Road and the National Planning Policy Framework sets out the criteria to be used in the separation and determination of such a dwelling. The nppf has been updated as of February 2019 and paragraph 79 is the relevant section in relation to conversions and new build.

How To Get There

From Northampton proceed in a north easterly direction along the A43 Kettering Road leaving the town via the dual carriageway from the village of Moulton. Continue through the next two mini roundabouts signposted towards Kettering to the road junction with Red House Lane and the petrol station at the Hannington turn. Carry straight on for approximately half a mile along the Kettering Road and then turn left into the entrance to Rectory Farm.


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Property info

Floorplan(s): Floorplan 1

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by Richard Greener, and do not constitute property particulars. Please contact Richard Greener for full details and further information. The Running Costs data displayed on this page are provided by PrimeLocation to give an indication of potential running costs based on various data sources. PrimeLocation does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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