Northants, Leics &amp; Rutland


<h2 class="wp-block-heading" id="h-why">WHY?</h2>



<p>This newly bypassed village has become a little pocket of calm. Sitting snugly between Northampton and Milton Keynes, it has fantastic transport connections and easy access to city life, while keeping all the charm and tranquility of a rural village. </p>



<h2 class="wp-block-heading">EAT</h2>



<p><a href="https://theroadehouse.co.uk/" target="_blank" rel="noreferrer noopener">The Roade House</a> is a hotel and café bar (and yoga studio) serving great food with loads of veggie and vegan options, we&#8217;re talking fruit-filled smoothies, superfood blends, and amazing pancakes – you might even have seen them featured on the BBC&#8217;s <em>Four in a Bed</em>. The Cock Inn – no sniggering at the back &#8211; is a traditional, family-friendly pub with heaps of outside space and a kids play area and The Old Crown at nearby Ashton is also a great option for dining out. </p>



<h2 class="wp-block-heading">SHOP</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1000" height="1226" src="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/07/32-the-guild.jpeg" alt="32 the guild northampton" class="wp-image-60244" srcset="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/07/32-the-guild.jpeg 1000w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/07/32-the-guild-245x300.jpeg 245w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/07/32-the-guild-835x1024.jpeg 835w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/07/32-the-guild-768x942.jpeg 768w" sizes="(max-width: 1000px) 100vw, 1000px" /><figcaption class="wp-element-caption">32 The Guild</figcaption></figure>



<p>The usual village convenience stores and a Post Office, plus the lovely <a href="https://julesathome.co.uk/" target="_blank" rel="noreferrer noopener">Jules at Home</a>, selling gorgeous gifts and flowers and <a href="https://www.thecopperkitchen.co.uk/" target="_blank" rel="noreferrer noopener">The Copper Kitchen</a>, which is one of our all-time favourites for show-stopping celebration cakes and vintage style afternoon tea deliveries. Further afield, head to Northampton&#8217;s Cultural Quarter for lovely boutiques, including <a href="https://32theguild.com/" target="_blank" rel="noreferrer noopener">32 The Guild</a> (a favourite of Jo Whiley, we&#8217;re told), <a href="https://www.abraxascookshop.com/" target="_blank" rel="noreferrer noopener">Abraxas Cookshop</a> and <a href="https://www.instagram.com/stgilescheese/" target="_blank" rel="noreferrer noopener">St. Giles Cheese</a>. </p>



<h2 class="wp-block-heading" id="h-health-amp-wellbeing">HEALTH &amp; WELLBEING</h2>



<p>A well as being a fab café, <a href="https://theroadehouse.co.uk/" target="_blank" rel="noreferrer noopener">The Roade House</a> is also the place to head for yoga, workshops and wellness retreats &#8211; be sure to make a beeline for their infra red sauna. Just up the road in Blisworth is <a href="https://www.drjenni.co.uk/" target="_blank" rel="noreferrer noopener">The Dr Jenni Clinic</a>, a private GP practice and aesthetics clinic. <a href="https://www.willisonsportscentre.co.uk/" target="_blank" rel="noreferrer noopener">The Wilson Sports Centre</a>, on the site of Elizabeth Woodville School, has a fitness suite, astro, pool and dance studio and they host some pretty cool events here, including British Triathlon and even Wrestling, as well as lifeguard qualifications. </p>



<p>There’s a&nbsp;<a href="https://www.virginactive.co.uk/clubs/northampton-collingtree-park/" target="_blank" rel="noreferrer noopener">Virgin Active</a>&nbsp;at Collingtree Park less than ten minutes by car, which has pretty much everything you could ask for in a gym, including indoor and outdoor swimming pools plus a sauna and steam room. Nearby Delapré Abbey has a diverse&nbsp;<a href="https://delaprewellbeing.co.uk/" target="_blank" rel="noreferrer noopener">wellbeing program</a>, which focuses on cultural experiences, workshops and events such as a jogging group, craft activities and yoga sessions. Northampton itself has an abundance of fantastic gyms and fitness studios. We love&nbsp;<a href="https://theetc.fit/" target="_blank" rel="noreferrer noopener">ETC Fitness&nbsp;</a>and family-friendly&nbsp;<a href="https://www.sooyoga.com/" target="_blank" rel="noreferrer noopener">Soo Yoga</a>.</p>



<h2 class="wp-block-heading" id="h-community">COMMUNITY</h2>



<p>Roade is a pretty big village with a population of over two thousand, so there&#8217;s always some sort of community event going on at the recreation ground or village hall. There&#8217;s a local history society, bowls and croquet clubs, Brownies, choir, wine club, classic car events and an annual Summer Music and Craft Festival, so definitely no shortage of things to get involved with. </p>



<h2 class="wp-block-heading">NEARBY ATTRACTIONS</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1000" height="750" src="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/Stoke-Bruerne-boats.jpg" alt="Stoke Bruerne" class="wp-image-49607" srcset="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/Stoke-Bruerne-boats.jpg 1000w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/Stoke-Bruerne-boats-300x225.jpg 300w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/Stoke-Bruerne-boats-768x576.jpg 768w" sizes="(max-width: 1000px) 100vw, 1000px" /></figure>



<p>Nearby is Stoke Bruerne village, where you can visit the Canal Museum and take a boat trip through the Blisworth tunnel. There&#8217;s also a fab riding school at <a href="https://www.newtunnelhillfarm.co.uk/" target="_blank" rel="noreferrer noopener">New Tunnel Hill Farm</a> with a Pony Club. Also within arm&#8217;s reach is Salcey Forest, which is great for walks and off-road cycling, plus there&#8217;s a <a href="https://goape.co.uk/locations/salcey-forest" target="_blank" rel="noreferrer noopener">Go Ape</a> on site too, for the adventurous social climber. </p>



<h2 class="wp-block-heading">CULTURE</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1000" height="1000" src="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1.jpeg" alt="Northampton Museum" class="wp-image-49632" srcset="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1.jpeg 1000w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1-300x300.jpeg 300w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1-150x150.jpeg 150w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1-768x768.jpeg 768w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2024/08/northampton-shoe-atrium-1-500x500.jpeg 500w" sizes="(max-width: 1000px) 100vw, 1000px" /></figure>



<p><a href="https://www.northamptonmuseums.com/" target="_blank" rel="noreferrer noopener">Northampton Museum and Art Gallery</a>&nbsp;is an absolute must-visit, housing the world’s biggest shoe collection. Across the road is the&nbsp;<a href="https://www.royalandderngate.co.uk/" target="_blank" rel="noreferrer noopener">Royal and Derngate</a>&nbsp;for top-tier theatre and comedy, as well as&nbsp;<a href="https://www.northamptonfilmhouse.com/" target="_blank" rel="noreferrer noopener">Northampton Filmhouse</a>&nbsp;for arthouse and old school films. Northampton’s&nbsp;<a href="https://www.theoldsavoy.co.uk/events/" target="_blank" rel="noreferrer noopener">Deco Theatre</a>&nbsp;also shows a good selection of stage plays, comedy, music and ballet and there’s an Odeon at Sixfields for all your blockbuster needs.</p>



<h2 class="wp-block-heading" id="h-average-house-prices">AVERAGE HOUSE PRICES</h2>



<p>Hop to it, house prices in Roade are up a whopping 15% year over the last year with an overall average of £369,111 and detached properties selling for an average of £501,389; semis reaching around £284,184 and terraced properties fetching £288,500.</p>



<h2 class="wp-block-heading">HOT PROPERTY</h2>



<figure class="wp-block-image size-full"><img decoding="async" loading="lazy" width="1000" height="667" src="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/09/Roade-thatched-cottage.jpg" alt="Thatched property on the market for sale property Roade Northamptonshire" class="wp-image-61809" srcset="https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/09/Roade-thatched-cottage.jpg 1000w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/09/Roade-thatched-cottage-300x200.jpg 300w, https://dev.muddystilettos.co.uk/northantsleicsrutland/wp-content/uploads/sites/26/2025/09/Roade-thatched-cottage-768x512.jpg 768w" sizes="(max-width: 1000px) 100vw, 1000px" /><figcaption class="wp-element-caption">The Chestnuts is a detached 4-bed period property in Roade village. <a href="https://michaelgraham.co.uk/property/nor230384/" target="_blank" rel="noreferrer noopener">On the market for £599,995</a>.</figcaption></figure>



<h2 class="wp-block-heading">NURSERIES</h2>



<p>A <a href="https://www.roadeprimary.co.uk/nursery/" target="_blank" rel="noreferrer noopener">new nursery</a> opened at Roade Primary School in September 2025, there&#8217;s also <a href="https://www.facebook.com/WoodleysFarm1/" target="_blank" rel="noreferrer noopener">Woodley&#8217;s Farm Day Nursery</a>, which is on a farm just on the edge of the village and has sheep, ponies, goats, ducks and small animals &#8211; watch this space for the Ofsted report. <a href="https://roade-daynursery.co.uk/" target="_blank" rel="noreferrer noopener">Roade Day Nursery</a> at Elizabeth Woodville School has plenty of outside space to play in and a Good Ofsted rating, and there&#8217;s also as <a href="https://www.westnorthants.gov.uk/directory/family-information-service/d8647e3b-eaef-4fa2-b7d4-5e164a082dc0" target="_blank" rel="noreferrer noopener">Roade Rascals </a>pre-school, based in the village hall, Ofsted rated Good. Nearby independent school <a href="https://www.northamptonhigh.co.uk/" target="_blank" rel="noreferrer noopener">Northampton High School</a> takes girls from age two and they also run regular community sessions for both boys and girls ages 0 – 5 yrs, <a href="https://www.akeleywoodschool.co.uk/" target="_blank" rel="noreferrer noopener">Akeley Wood</a> offers nursery places from twelve months and <a href="https://www.quintonhouseschool.co.uk/" target="_blank" rel="noreferrer noopener">Quinton House</a> from age three.</p>



<h2 class="wp-block-heading" id="h-schools">SCHOOLS</h2>



<p>There’s plenty of choice, being so well-connected, <a href="https://www.roadeprimary.co.uk/" target="_blank" rel="noreferrer noopener">Roade Primary School</a> in the village is rated &#8220;Good&#8221; by Ofsted, acting as a feeder school for <a href="https://www.ewsacademy.org.uk/" target="_blank" rel="noreferrer noopener">Elizabeth Woodville School</a>, (also Ofsted &#8220;Good&#8221;) which&nbsp;is the one of two&nbsp;Sports Colleges&nbsp;in Northamptonshire. </p>



<p>For independent schools,&nbsp;<a href="https://northants.muddystilettos.co.uk/kids/school-reviews/northampton-high-school/" target="_blank" rel="noreferrer noopener">Northampton High School</a>&nbsp;is an all-through girls&#8217; day school in a modern, purpose-built setting with top-notch facilities just ten minutes by car;&nbsp;<a href="https://northants.muddystilettos.co.uk/kids/school-reviews/muddy-best-schools-guide-3-quinton-house-school/">Quinton House</a>&nbsp;is a co-ed day school for ages 3 – 18 yrs, in a Grade I listed, 31-acre setting, just 15 mins away;&nbsp;<a href="https://northants.muddystilettos.co.uk/kids/school-reviews/muddy-best-schools-guide-3-quinton-house-school/" target="_blank" rel="noreferrer noopener">Bosworth Independent School</a>&nbsp;is a town centre co-ed day and boarding school in Northampton for ages 11 – 18 yrs, just 20 mins away and&nbsp;<a href="https://northants.muddystilettos.co.uk/kids/school-reviews/spratton-hall/">Spratton Hall</a>, a co-ed day prep school for children aged 4 – 13 yrs, based in 50 acres, is a 30 min drive.</p>



<h2 class="wp-block-heading">BEST KEPT SECRET</h2>



<p>This might possibly come under &#8220;Worst Kept Secret&#8221; but <a href="https://www.courteenhall.co.uk/" target="_blank" rel="noreferrer noopener">Courteenhall Estate</a>  (pronounced court-nall BTW) on the edge of the village is a private estate and we&#8217;ve heard on the grapevine there&#8217;s a brand new farm shop and café, The Knot, incoming for early 2026, so watch this space. </p>



<h2 class="wp-block-heading">COMMUTE</h2>



<p>The M1 is just a hop, skip and a jump up the road at Junction 15, so perfect for zooming into London or Leicester. If you want to jump on a train, head to Milton Keynes, which is around 20 mins drive, an annual season ticket for London Euston will set you back £6,836. </p>



<p><em>View the full </em><a href="https://muddystilettos.co.uk/best-places-to-live/"><em>Top 260 Places to Live</em></a><em>.</em></p>


Roade

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