Event Details

Start the weekend with the Pre Picnic Party

What’s happening at Picnic in the Park?

A special moment in the skies above Pattishall

One of the extra highlights planned for this year’s Picnic in the Park is an RAF FlyPast from the Battle of Britain Memorial Flight.

The organisers have confirmed that a Hurricane is due to fly over the event, which should be a wonderful moment for everyone there. There is something quite special about a whole field of people pausing together, looking up, and enjoying a piece of British history passing overhead.

It is another lovely detail that makes this event feel so much more than a music festival. It is about community, shared moments and creating memories locally.

The exact timing may be confirmed closer to the day, so it is worth keeping an eye on the official Picnic in the Park updates before the event.

Ticket information

Come and say hello to Campbells

Searching for a new home is an exciting time. We happily spend hours each day scouring the property websites, looking at all the beautiful homes. Then, you select the top properties from your shortlist to view in person and make appointments.

Unfortunately, whilst this story may sound familiar to most of us, it is all a little too perfect. A bit too ‘if Hallmark bought a house’. In reality, there is much discussion, debate, and perhaps even disagreement. When buying a property with someone else, there are multiple thoughts, feelings and opinions to consider. Everyone’s needs, wants, and desires must be considered when choosing a new home.

So, how can this exciting process be fun-filled and stress-free? Follow these tips to ensure that you have a harmonious house-buying experience.

Enjoy this part of the process; it can be great fun. With each viewing, you will be able to envision your family living there. Some properties may simply not feel right for you, but when you find the right one, you will know instantly, and your thoughts can change to turning this dream home into a reality.

To register your information to find your next dream home or to arrange a valuation of your current property so you can set that all-important budget, get in touch with our team of property experts today.

8 High Street, West Haddon

There is something very special about a character home positioned right in the heart of a village, especially when it enjoys views across to the church.

8 High Street in West Haddon is a substantial four-bedroom character home offering around 2,250 sq. ft. of accommodation, four double bedrooms, three bathrooms, a generous driveway, double garage and a south-facing rear garden. It is also offered with no upper chain.

What really stands out here is the history. Much of the property dates back to the Victorian period, with site documentation going as far back as the 18th century. It was once used as a butcher’s shop before later becoming a general store, giving the home a lovely connection to the story of the village itself.

Inside, there are plenty of period features, including exposed beams, fireplaces and traditional proportions, alongside practical additions such as a usable tanked cellar room. There is also potential connected to the driveway and garage area, subject to the necessary permissions, which adds another interesting layer to this already individual home.

This is one of those properties that feels difficult to replicate — full of space, history, character and village life.

Oakside, Cawston Lane, Dunchurch

From the front, Oakside may look fairly modest, but step inside and it quickly becomes clear there is far more space here than you might first expect.

This five-bedroom detached home in Dunchurch has been substantially extended to create a flexible family home, with a large open-plan kitchen/dining room, spacious lounge, snug/playroom, conservatory, utility room, five bedrooms and a generous rear garden. It is also vacant, offered with no upper chain, and has the benefit of our 28 Day Express Sale being available.

The kitchen/dining room is the real heart of the home. It occupies the full footprint of the double-storey extension added in 2010 and has clearly been a much-loved entertaining space over the years. Bi-fold doors lead into the conservatory, helping the living space flow out towards the garden.

Outside, the garden is another major highlight. It extends to over 90 ft and includes a garden room which could work brilliantly as a bar, gym, entertaining space or hobby room.

For families wanting village life, space and flexibility, this is a really strong option.

The Homestead, Mill Road, Kislingbury

The Homestead is not just a character property — it is a home with a proper story.

Believed to be one of the oldest homes in Kislingbury and dated 1656, this Grade II listed property has stood in the village for well over three centuries. It needs work, care and the right buyer with vision, but for someone who loves old buildings, history and potential, this is a very special opportunity.

The house is packed with period detail, including ironstone construction, a thatched roof, mullion windows, exposed beams, thick walls and a huge lounge full of atmosphere. There is around 1,400 sq. ft. of living space, plus nearly 900 sq. ft. of additional workshop space, giving approximately 2,300 sq. ft. overall.

That workshop space is one of the biggest talking points. It could suit someone needing storage, studio space, hobby space, a home office setup, or simply someone who wants a project with real long-term potential — subject, of course, to the necessary permissions and listed building consent.

This one will not be for everyone, and that is exactly the point. For the right buyer, it could be something incredibly special.

5 Nibbits Lane, Braunston

This is the kind of cottage that immediately feels welcoming.

Set in the heart of Braunston, just off the High Street, this four-bedroom character cottage offers exposed beams, brick fireplaces, two reception rooms with log burners, a re-fitted Shaker-style kitchen, solar panels, a large mature rear garden and no upper chain.

What we like about this one is the balance. Some period cottages can feel compromised by their age, but this home manages to retain plenty of charm while still offering genuinely practical family space. The lounge stretches over 20 feet, the dining room has a lovely cosy feel, and the kitchen has been updated in a way that works well with the character of the house.

The garden is another real highlight, with multiple seating areas and plenty of mature greenery. Add in the fact that you are within walking distance of Braunston Marina, village amenities and the canal walks, and this becomes a lovely lifestyle home as much as a practical one.

Warm, characterful and surprisingly usable — this is definitely one to look at if you love village cottage living.

17 Hinton Road, Woodford Halse

Final Thoughts

1. Creating a Comfortable Atmosphere for Buyers

When potential buyers walk into a home, they need to feel at ease. Your presence, no matter how welcoming, can make them feel like they are intruding. Buyers are more likely to explore the property freely and envision themselves living there when they aren’t worried about offending the current owner or feeling rushed.

2. Encouraging Honest Feedback

Honest feedback is crucial for understanding how buyers perceive your property and for making necessary adjustments. Buyers might hesitate to voice their true opinions if you are present, fearing they might offend you. As estate agents, we can gather this feedback more effectively and relay it to you constructively.

3. Allowing Agents to Highlight Features

As professionals, we are trained to showcase your home’s best features and answer any questions buyers might have. We can provide unbiased, informative, and enthusiastic tours of your property. Your absence allows us to conduct viewings more fluidly and handle any objections or queries professionally.

4. Minimising Stress and Emotional Reactions

Selling a home can be an emotional experience. Hearing buyers’ critiques or concerns directly can be stressful and upsetting. By leaving the property, you avoid the emotional strain and allow us to handle any negative feedback calmly and constructively, ensuring the process remains smooth and stress-free for you.

5. Enhancing Privacy and Security

While we strive to show your property to serious buyers, having strangers in your home can sometimes feel invasive. By vacating the property, you can rest assured that we will manage the security and privacy of your home, allowing you to focus on the next steps in your selling journey.

6. Facilitating Better Communication

When you are not present, potential buyers feel more comfortable discussing their needs and concerns openly with the agent. This open line of communication allows us to understand their requirements better and potentially make a quicker sale. We can also provide immediate feedback and negotiate on your behalf without the need for back-and-forth delays.

7. Maintaining a Professional Environment

A professional environment fosters confidence and trust. When buyers view your home with just the agent, they perceive the process as more business-like and efficient. This professional distance can enhance their impression of the property and the seriousness of the sale.

Conclusion

Leaving your property during viewings is a strategic move that benefits both you and potential buyers. It allows for a more comfortable, honest, and professional viewing experience, ultimately increasing the likelihood of a successful sale. Trust in your estate agent’s expertise and take this opportunity to step back, knowing that your home is in capable hands.

For any questions or to discuss the viewing process further, feel free to contact us. We are here to ensure that selling your home is as smooth and successful as possible.

The National Picture — Confidence Is Holding Up

The average asking price of a newly listed UK home now sits at:

£378,304
+1.2% this month (+£4,333)
-0.3% year-on-year

Interestingly, that 1.2% monthly increase is actually above the normal May average increase of 1.0%, suggesting sellers still feel relatively confident.

Despite higher living costs and wider global uncertainty, activity levels have remained stronger than many expected.

Sales agreed are:

4% below last year
but still 2% ahead of 2024 levels

In simple terms:

People are still moving.

How the Midlands Is Performing

Looking closer to home, the Midlands continues to perform steadily.

East Midlands (Northamptonshire region)
Average asking price: £294,386
Monthly change: +1.0%
Annual change: +0.8%
Average days to find a buyer: 68 days

West Midlands (Warwickshire region)
Average asking price: £304,166
Monthly change: +1.7%
Annual change: +0.5%
Average days to find a buyer: 61 days

For our local area around Rugby, Daventry, Northampton and surrounding villages, this is broadly what we’re seeing on the ground:

• buyers remain active
• good homes that are price correctly are still attracting attention
• but buyers are taking more time and comparing more properties

Buyers Have More Options Available

One of the biggest shifts we’re continuing to see is simply the amount of property available.

The latest figures show there are now around:

62 properties per estate agent on average

That’s the highest level we’ve seen for this point in the year for quite some time, which means buyers are walking into the market with far more options in front of them.

So what does that mean on the ground across places like Rugby, Daventry and Northampton?

Buyers are generally:

Taking more time before making decisions
Looking at several comparable homes before offering
Paying closer attention to value for money

The result is a market where buyers are becoming a little more selective, and creating that strong first impression has become even more important.

Pricing Has Become More Important Than Ever

This month’s report contained one of the biggest statistics we’ve seen in a while:

32% of existing homes on the market have already reduced their asking price.

Even more interesting:

Homes that needed a reduction took an average of:

127 days to sell

Compared with:

36 days for homes that didn’t need a reduction.

That is a difference of around:

Three extra months on the market

For sellers, that is a huge takeaway.

Mortgage Rates — Some Good News

Mortgage affordability has improved slightly this month.

Average two-year fixed mortgage rates have fallen:

5.18% today
down from 5.42% last month

Rightmove estimates this reduces the average monthly mortgage payment by approximately:

£50 per month

It’s not a dramatic shift, but it gives buyers a little more breathing room and confidence.

First-Time Buyers Are Holding Up Better Than Expected

The first-time buyer market remains surprisingly resilient.

Typical first-time buyer homes now average:

£228,048
Monthly change: +0.3%
Annual change: -0.7%

Sales agreed for first-time buyers are:

4% below last year
and only 1% below 2024

This suggests buyers haven’t disappeared — affordability is simply shaping behaviour.

What This Means for Sellers Across Northamptonshire & Warwickshire

This report gives sellers some very clear messages:

1. Price correctly from day one

The days of “testing the market” are becoming harder.

2. Presentation matters more than ever

With more competition, buyers compare everything.

3. Momentum matters

Homes attracting immediate interest continue to perform better.

4. Don’t confuse competitive with weak

Buyer demand is still there. It is just more selective.

What This Means for Buyers

For buyers across Northamptonshire and Warwickshire, this is actually a fairly strong position.

For buyers across Northamptonshire and Warwickshire:

More homes to choose from
Mortgage rates have improved slightly
Less pressure to rush decisions
Greater negotiating power than we’ve seen for some time

However:

The best homes are still attracting strong interest early.

The Midlands Market — In Simple Terms

UK asking prices rose 1.2% in May
Buyer choice is at its highest level since 2015
Stock levels continue rising
32% of homes have reduced their price
Homes reduced in price are taking around 3 months longer to sell
Mortgage rates have eased slightly
Sales activity remains stronger than many expected

A Final Thought for Midlands Sellers

If there is one message from this month’s figures, it’s this:

The market isn’t slow.

The market is competitive.

Across Northamptonshire and Warwickshire we’re still seeing buyers moving, viewing and making offers. But with more homes available, the winners are increasingly the homes that are:

priced realistically
presented properly
launched with a clear strategy

And in a market like this, that can make all the difference.

You can view the Rightmove House Price Index Here: CLICK HERE or view the PDF Report here: CLICK HERE

While it’s perfectly fine to base your decision on the appeal of a property, when you’ve narrowed down your choices to a couple that seem perfect, these 5 key questions can provide you with crucial information before you make your offers. They are not just questions but powerful tools that can guide you through the home-buying process.

This article is a valuable resource that will give you a quick breakdown of what might be helpful to know before you begin your negotiations. It’s like having a knowledgeable friend by your side, guiding you through the process.

When selecting a property to make offers on, securing your next home, the answers to these key questions will ensure you go into offer negotiations fully prepared.

Can we help with anything else? Perhaps you’re thinking of moving?

If you’re looking to buy a property, make sure that you are registered with our ‘Heads Up’ property alert to keep you informed of all new properties that we put on the market BEFORE they go onto the property portals .

If you are thinking of selling but don’t feel you are quite ready for that just yet, why not try our instant online valuation?

Or, fill in our Contact form and someone will be in touch as soon as possible.

Kings Lane, Flore – A Truly Unique Village Cottage

Welton – A Spacious Family Home in a Peaceful Setting

Church Street, Clifton upon Dunsmore – Character With a Story

Weedon – A Character Home With Modern Living in Mind

Long Buckby Wharf – Canal Living at Its Best

Final Thoughts