4 bedroom house for sale

A charming Grade II Listed period village property, with character and original period features throughout.



Ground floor
• Larch Cottage is believed to date back to 1750, and extended in the 1990’s.
• The sitting room has a feature stone fireplace, stone mullioned windows and French doors to the garden.
• The kitchen/breakfast room, with slate floor, has a good range of storage units, an Aga and ceiling beams. There is a useful walk-in pantry.
• The snug has a feature inglenook fireplace with woodburner.
• The inner hall leads to the cloakroom/wc, and office with adjacent utility room (part of garage conversion).

First floor
• The principal bedroom has an en-suite shower room, and views over the garden, with a vaulted ceiling.
• There are two further bedrooms on the first floor, along with a family bathroom.
• The second floor has a further bedroom and loft storage area.

Gardens and grounds
• A rear terrace provides a perfect place to relax and entertain.
• The mature garden has a lawned area, and mature flower beds, along with raised vegetable beds.
• To the front is a garage and off-street parking.

Situation
Upper Boddington is an attractive village surrounded by open countryside, with a very good local community. Village facilities include The Plough Inn public house, church, village hall (with Post Office), children’s play area and Boddington C of E Primary School.
A more comprehensive range of facilities can be found in Banbury with its mainline railway station into Birmingham or London Marylebone. It is centrally placed for local commercial centres on the borders of Oxfordshire, Northamptonshire and Warwickshire. Access for the M40 south can be found at Banbury (Junction 11) and at Gaydon (Junction 12) for those heading north.

Fixtures and fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, electricity and drainage are connected. Heating is via oil.

None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

We understand that the current broadband download speed at the property is around [xx Mbps], however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps (data taken from checker.ofcom.org.uk on 16/07/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 16/07/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Method of sale
The property is offered for sale by private treaty method however the vendor reserves the right to conclude the sale by an alternative method if required.

Local Authority
South Northamptonshire
Council Tab Band E

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – NN11 6DJ
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