Warmington, Northamptonshire£1,100,000 Freehold

Manor House

Bounded by a dark oak bannister and handrail, the original 17th-century staircase winds through the core of the house

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This wonderful Grade II*-listed 17th-century house lies down a characterful country lane in Warmington, Northamptonshire. A nexus of outbuildings surround the home, which is set amidst neatly landscaped grounds. The versatile plan, which unfolds across over a staggering 5,298 sq ft, has six bedrooms across its three storeys, each with a unique character and similarly verdant outlook. Despite its intimate size, Warmington is a tapestry of striking period architecture and has a buoyant local community. For travel into the capital, Peterborough station, a 17-minute drive from the house, runs services to London King’s Cross in around an hour and a quarter.

Setting the Scene

Warmington is a delightful village close to the Cambridgeshire border, around two-and-a-half miles from the pretty market town of Oundle. There is evidence of a settlement in the village in the Domesday Book, though millennium-old archaeological finds were found in nearby hamlet Eaglethorpe. Particularly notable is Warmington’s 13th-century church, its fine watermill and its dovecote – three of the small village’s 28 listed buildings.

Granted a Grade II* listing in 1967, this house dates to the 17th-century; a datestone over its entrance states that it was built by the Elmes family in 1677 and was later restored by the Proby family in 1962. Exquisite period details were protected during the 20th-century works, including an original staircase, 17th-century bolection moulded panelling and fire surrounds, and 17th/18th-century doors. Sensitive additions and updates under the current ownerships have created a home fit for easygoing modern-day living.

The Grand Tour

The house is set down quiet Chapel Street, a quiet road lined with mature trees. Its wide, symmetrical street-facing frontage hints at the expansive interiors within. There are multiple entry points to the home, which lend it a veritable flexibility; the first opens to an entrance hall currently used as a dining space. Refined panelled walls begin here and continue across much of the plan, while a wide fireplace provides a focal point during the colder months.

An atmospheric drawing room lies to the south, with a second fireplace and double-aspect glazing. French doors open from here to the garden; in the summertime, these can be left open to beckon in a cool breeze. Open shelving on one side of the fireplace provides a space to display freshly cut flowers from the garden, or a personal library. An additional reception room, currently configured as a more informal dining space, lies to the north of the entrance hall, with twin windows, fitted bookshelves and built-in storage.

The farmhouse-style kitchen is conveniently placed next to the dining room and has neat sand-coloured cabinets and an oak countertop. A Belling range is set centrally, its glossy black finish providing a striking counterpoint to the otherwise neutral scheme. There is an adjacent pantry with plenty of space to store dried goods and the like. In the top left-hand corner of the ground floor is a smart utility room with a handy shower room adjacent.

Bounded by an oak bannister and handrail, the original 17th-century staircase winds through the core of the house, providing access to the first and second storeys. Here, the remaining five bedrooms lie, along with a pair of useful attic-level rooms that would suit a range of functions.

A series of rooms branch off the first-floor landing, where charmingly undulating white-painted walls remind of the home’s past. The principal bedroom is one such example, with double-aspect windows that draw in plenty of light. The room shares a Jack-and-Jill en suite bathroom with a smaller adjacent room adjacent that could equally make for a brilliant dressing room. Another bedroom on this floor has a wonderful oval-shaped window. This and the remaining rooms are served by a WC as well as a separate family bathroom with a bath and an overhead shower.

The Great Outdoors

Cleverly divided into separate yet interlinking sections, the garden has plenty of room for entertaining, relaxing and playing. Mature trees dot the grounds and include oak and yew. A formal lawn is surrounded by mature topiary that has had time to truly bed in. Other mature plantings, such as apple trees, thrive.

A sweet cobbled and gravelled courtyard has plenty of space for an outdoor dining set-up. It also has access to an external store with electricity.

The house has several outhouses that add an additional 3,269 sq ft to the overall plan. In good condition, they provide plenty of scope for future development, subject to relevant planning permissions.

Out and About

Despite its intimate feel, Warmington is well-equipped with a local pub, The Red Lion, a post office and a village shop. It has a wealth of period architecture, including an old water mill that was in operation until the mid-20th century. The 110-mile-long Nene Way footpath also runs through the village, and historic Fotheringhay, the site of Fotheringhay Castle (where Mary Queen of Scots was executed, and Richard III was born) can be reached on foot.

Peterborough is under a 20-minute drive from the house and is home to an arresting 12th/13th-century gothic cathedral. It also has Peterborough Museum and Art Gallery, which holds regular exhibitions as well as a variety of art classes throughout the year. The Chubby Castor is a Michelin Guide-recommended restaurant on the outskirts of the city.

Oundle is also 20 minutes from the house and is home to some wonderful local spots, including restaurant/deli Salerno’s and the Kingfisher Café in Barnwell Country Park. It also has a weekly Thursday market and regular farmers’ market. Huntingdon is an historic market town around a 25-minute drive away, on the north bank of the River Great Ouse. The town is well served by a range of shopping, cultural and recreational facilities; it is also home to the Old Bridge Hotel. Cambridge can be reached in around an hour.

Rutland Water is just under a 30-minute drive away and is Europe’s largest man-made reservoir. It is a stunning backdrop to a great day out, with sailing clubs, an aqua park, fishing, a nature reserve and a cycle circuit dotted with good pubs along the way.

There are plenty of state-run schools easily reached by car. Private options include the well-regarded Oundle School, Tudor Hall School and Sibford School.

Peterborough station is around a 17-minute drive from the house and runs services to King’s Cross St Pancras in under 75 minutes. The A1 is within easy reach for travel on a north-south axis.

Council Tax Band: G

Please note that all areas, measurements and distances given in these particulars are approximate and rounded. The text, photographs and floor plans are for general guidance only. Inigo has not tested any services, appliances or specific fittings — prospective purchasers are advised to inspect the property themselves. All fixtures, fittings and furniture not specifically itemised within these particulars are deemed removable by the vendor.