Houses For Sale in Harrington, North Northamptonshire

The Harrington property market has experienced exceptional growth, with the average sold house price reaching £750,000 over the last year according to the most recent Land Registry data. This represents an 18% increase on the previous peak of £638,000 recorded in 2020, demonstrating strong and sustained demand for properties in this desirable village. The average price paid for homes as of January 2026 stands at £516,000, reflecting the premium commanded by this exclusive North Northamptonshire location. Properties along the High Street have averaged £393,136 in recent sales, indicating that even more accessible entry points to the village market exist alongside the larger detached homes that drive the headline averages.

Property types in Harrington predominantly consist of substantial detached homes, with the housing stock notably underrepresented in smaller configurations. Census data reveals that just 2% of dwellings in the village have one bedroom, indicating a market dominated by families and downsizers seeking generous living space. For context, the wider North Northamptonshire area shows detached properties averaging £413,000, semi-detached homes at £255,000, terraced properties at £205,000, and flats and maisonettes at £120,000. These regional benchmarks help buyers understand how Harrington's premium village pricing compares to the broader market.

The village's historic properties include farmhouses, manor house remnants, and cottages dating back to the medieval period, with the Grade II* listed Church of St Peter and St Paul serving as the architectural centrepiece. New build activity has been virtually non-existent, with Land Registry data indicating no significant new housing development in recent years, meaning buyers are typically acquiring existing period properties rather than new build homes. This scarcity of supply contributes to the village's exclusive character and supports continued strong demand from buyers seeking authentic Northamptonshire village living.

Harrington sits atop a flat Boulder Clay tableland at approximately 150 metres above sea level, offering sweeping views across the North Northamptonshire countryside. The landscape around Harrington comprises productive agricultural land, with working farms still operating in the surrounding parish. The village green and surrounding lanes provide pleasant walking routes, while the wider countryside offers extensive footpaths and bridleways for outdoor enthusiasts to explore the rolling Northamptonshire terrain.

The community spirit in Harrington manifests through various local initiatives and gatherings that bring residents together throughout the year. Warner's Distillery, housed in a beautifully converted barn at Falls Farm on the village outskirts, represents a notable local enterprise producing craft spirits and has become a destination for visitors seeking artisanal products. The village hall serves as a focal point for community activities, while the historic Church of St Peter and St Paul continues to play a central role in village life with regular services and events.

Residents of Harrington typically commute to work in the surrounding market towns and beyond, with Northampton serving as the primary employment centre for many. The high home ownership levels exceeding 85% create a stable, long-term community where residents invest in their properties and local environment. Despite its small population, the village punches above its weight in terms of community engagement and local character, offering a quality of life that increasingly appeals to buyers seeking respite from urban pressures.

Families considering a move to Harrington will find a selection of educational options within reasonable driving distance in the surrounding North Northamptonshire area. The village itself has limited school facilities, with primary education typically accessed in nearby villages and market towns. Parents should research specific catchment areas and admissions policies, as these can significantly influence school placement for their children.

Primary education within easy reach includes schools in Brixworth, Long Buckby, and Walgrave, all of which have established reputations for providing solid foundational education. These village primary schools typically offer small class sizes that allow for individual attention and strong community connections between staff, pupils, and families. Brixworth Primary School has earned recognition for its academic performance, while schools in the surrounding villages provide convenient local options for families seeking village-based education for younger children.

Secondary education options in the region include well-regarded comprehensive schools in Northampton, Daventry, and Kettering. For academically gifted students, grammar school provision is available in nearby Kettering, with the town hosting both single-sex and mixed grammar school options that serve students from across North Northamptonshire. The Kettering Grammar Schools, for example, consistently attract students from villages across the region and represent a pathway to quality secondary education without requiring daily travel to larger cities. For families prioritising independent education, several private schools operate in the wider North Northamptonshire area, including boarding and day options spanning primary and secondary levels.

Despite its rural setting, Harrington benefits from reasonable transport connections that link residents to major employment centres throughout the region. The village sits within easy reach of the A508, which provides access to Northampton, the county town, as well as connecting to the A14 for routes towards Cambridge and the East Midlands. The M1 motorway is accessible within approximately 20 minutes by car, opening up convenient links to London, Birmingham, and the wider national motorway network. This makes Harrington particularly attractive to commuters who work in larger cities but wish to enjoy village living at the end of the working day.

Rail services from nearby stations including Northampton, Long Buckby, and Kettering offer regular connections to major destinations. Long Buckby railway station provides access to the West Coast Main Line with direct services to Birmingham New Street and London Euston, with journey times to the capital typically under an hour. Kettering station offers East Midlands Railway services to London St Pancras International, providing an alternative route to the capital with approximately hour-long journey times. These rail connections make Harrington viable for professionals working in London while living in a peaceful village setting.

Bus services operated by Stagecoach and local operators connect Harrington to neighbouring villages and market towns, though frequencies are limited compared to urban routes, making car ownership effectively essential for most residents. For international travel, Birmingham Airport and East Midlands Airport are both accessible within approximately an hour's drive, providing flights to European destinations and beyond from this Northamptonshire village location.

Properties in Harrington encompass a range of ages and styles, from medieval cottages to substantial detached homes constructed in various periods. The village's historic properties may feature traditional construction methods and materials appropriate for their era, including original timber frames, stone foundations, and period features such as exposed beams and fireplaces. When viewing older properties, pay particular attention to the condition of the roof structure, the presence of damp or timber issues, and the standard of any previous renovations or extensions. The Grade II* Church of St Peter and St Paul and other listed buildings including Appleton Farmhouse, Henry Hall's House, and Slade Farmhouse demonstrate the architectural heritage present in the area.

Given the Boulder Clay geology on which Harrington sits at approximately 150 metres above sea level, prospective buyers should investigate potential ground conditions as part of their due diligence. Clay soils can be susceptible to movement in response to moisture changes, particularly affecting older properties with shallow foundations. A thorough survey will identify any structural concerns related to ground conditions and assess whether previous movement has been addressed through underpinning or other remedial works.

Additionally, the intimate scale of Harrington means that property availability is naturally limited, and the predominantly large detached housing stock may not suit buyers seeking more affordable terraced or flat options. Understanding the village's character as an exclusive residential enclave rather than a conventional starter-home location is important for setting realistic expectations. The village's proximity to good schools in nearby villages makes it particularly attractive to families, but buyers should budget for the premium pricing that reflects the desirability of this North Northamptonshire location.

Purchasing a property in Harrington involves several costs beyond the purchase price itself, with Stamp Duty Land Tax representing a significant consideration given the village's premium property values. For a typical Harrington home priced around £516,000, a standard buyer would pay SDLT at 0% on the first £250,000, then 5% on the remaining £266,000, totalling approximately £13,300. First-time buyers may benefit from relief on the first £425,000, reducing their SDLT liability to 5% on the £91,000 above that threshold, equating to around £4,550. These figures underline the importance of factoring stamp duty into your overall budget when planning a Harrington purchase.

Additional buying costs include solicitor fees for conveyancing, which typically range from £500 to £2,000 depending on complexity and whether the property is freehold or leasehold. Your solicitor will conduct local searches with North Northamptonshire Council, which may reveal information about planning permissions, highways, and environmental matters relevant to the property. Survey costs for a RICS Level 2 Survey start from around £350 for standard properties, though larger or older homes in Harrington may require more comprehensive RICS Level 3 assessments given the period construction of many village properties. Search fees, Land Registry fees, and mortgage arrangement fees should also be budgeted for, bringing total additional costs to approximately 2-3% of the property purchase price.

Given the premium values in Harrington, with average prices around £516,000 and many properties selling for considerably more, this means budgeting an additional £10,000 to £20,000 on top of your mortgage and deposit for a typical village property. Our team can connect you with trusted conveyancing solicitors and surveyors who understand the local Northamptonshire property market and can guide you through the additional costs associated with buying in this desirable village location.