Summary - 8 LUMBER LANE PAULERSPURY TOWCESTER NN12 7ND
3 bed 2 bath Detached
17th-century thatched cottage with barn conversion and orchard development potential on half-acre plot..
- Grade II listed 17th-century thatched cottage with original features
- Three double bedrooms and two bathrooms, circa 1,980 sqft
- Planning consent for barn annexe and separate three-bed dwelling in orchard
- Plot approx. 0.5 acre with wrap-around gardens and gated driveway
- Thatch and windows renewed in 2011; boiler replaced 2017
- Land free from overage/uplift clauses (no hidden uplift liability)
- Listed status may restrict works and increase repair costs
- Council Tax Band F; EPC exempt due to listing
Briary Cottage is a 17th-century Grade II listed thatched home set in roughly half an acre in Paulerspury. The main house offers three double bedrooms, two bathrooms and a range-style kitchen/diner with an Aga, alongside character reception rooms centred on an original inglenook fireplace and bread oven. Windows and thatch were renewed in 2011 and the boiler was replaced in 2017.
A major asset is the planning consent that accompanies the site: permission is in place to convert the detached barn (current consent for a one-bedroom annexe with office; original three-bedroom conversion remains an option) and to build a separate three-bedroom house in the orchard. The land is free from overage/uplift clauses, so development potential can be realised without an uplift restriction.
Buyers should be clear about the material constraints. Listed status means any alterations will require listed-building consent and specialist contractors, which can increase time and cost. EPC is exempt for the listing, council tax is Band F and running/maintenance costs for an older thatched property should be budgeted for.
This property suits buyers seeking village-life period character with substantial outdoor space and development upside — either multi-generational living, rental income from an annexe, or creating a new dwelling. Broadband and mobile signals are strong locally, and the location provides straightforward access to Towcester, Silverstone and nearby commuter hubs.
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