Terraced

91 WATLING STREET WEST

TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG

£230,000

Location

Map view View on Google Maps View on OpenStreetMap Street View NN12 6AG

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Humbugs	0.2 miles
Bus stop	Swinneyford Road Bus stop	0.3 miles
University	University of Northampton Innovation Centre	8.1 miles
Train station	Northampton	8.2 miles
Hospital	St Matthews Hospital	9.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

65 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£230,000 Mar 2026

Price per m²

£3,538/m²

Local average

£303,422 (32 sales)

Street crime

78 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/04/2022

Expiry date: 27/04/2032

Est. upgrade cost to C: £27,275

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	09/03/2026	£230,000	Terraced	—	£229,326 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£230,000
listed	25/06/2025	£230,000
sold	01/01/2005	£134,000
sold	01/01/2004	£85,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
30 VERNON ROAD, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AT	£230,000	26/11/2025	Terraced
7 SOUTHGATE DRIVE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6JQ	£260,000	29/08/2025	Terraced
12 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF	£280,000	15/12/2023	Terraced
17 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY	£335,000	06/12/2023	Terraced
42 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF	£365,000	24/11/2023	Terraced
3 SPRING GARDENS, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AQ	£310,000	02/06/2023	Terraced
8 TOWBURY LANE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6FT	£400,000	21/04/2023	Terraced
6 ISLINGTON ROAD, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AU	£290,000	21/03/2023	Terraced
91 REFFIELD CLOSE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6DZ	£365,000	30/11/2022	Terraced
12 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY	£330,000	29/11/2022	Terraced
21 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY	£350,000	08/11/2022	Terraced
3 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW	£275,000	12/10/2022	Terraced
51 WILLIS WAY, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6BA	£285,000	21/04/2022	Terraced
5 THE LINDENS, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UX	£195,000	23/03/2022	Terraced
119 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG	£289,000	17/02/2022	Terraced
2 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW	£295,000	08/02/2022	Terraced
2 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW	£295,000	29/10/2021	Terraced
14 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY	£373,000	26/10/2021	Terraced
44 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF	£265,000	23/09/2021	Terraced
105 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG	£260,000	14/09/2021	Terraced

Area average: £302,350 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -2%

10y growth 15.8%

House Price Index (HM Land Registry — official index, not sold-price averages): West Northamptonshire. Series: Terraced. As of April 2026.

1y (index) 1.8%

5y (index) 17.5%

10y (index) 43.9%

Rental Range

Estimated market rent for West Northamptonshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £965/mo

Realistic £1,072/mo

Optimistic £1,179/mo

Based on Local Authority from postcode lookup → West Northamptonshire.

LHA (30th percentile) floor for Northampton: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, Caldecote, NN12	£1,295/mo	1	1.62 miles	OpenRent
Studio Flat, Caldecote, NN12	£1,295/mo	1	1.64 miles	OpenRent

Average rent: £1,295/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%

Max investor price (0.8%) £161,875

Target investor price (1%) £129,500

Gross yield 6.8%

Cost-to-rent ratio 14.8×

Monthly cashflow £235/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Street-level crime

Category	Count
Anti-social behaviour	28
Violence and sexual offences	22
Criminal damage and arson	8
Public order	6
Bicycle theft	3
Other theft	3
Shoplifting	3
Vehicle crime	2
Burglary	1
Drugs	1
Robbery	1
Total incidents	78

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Towcester Church of England Primary School	Primary	0.1 miles	Good — 19 Jun 2024
Sponne School	Secondary	0.4 miles	Outstanding — 23 Oct 2012
Nicholas Hawksmoor Primary School	Primary	0.5 miles	Good — 14 Dec 2021
Marie Weller Primary School	Primary	0.7 miles	Good — 13 Nov 2023
Greens Norton Church of England Primary School	Primary	1.7 miles	Good — 8 Nov 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
01/11/2005	24/10/2005	8	1

# 91 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG

## Property details

- Slug: `c4a35ea` (address key hash: `c4a35ea36a35517ab2f58fc7d3ec6a308b4a4e66`)
- Postcode: NN12 6AG
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 65 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £230,000 Mar 2026
- Price per m²: £3,538/m²
- Local average: £303,422 (32 sales)
- Street crime: 78 incidents within 1 mile (May 2026)

## Latest sale

- Price: £230,000
- Date: 2026-03-09
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 27/04/2032
- **Est. upgrade cost to C:** £27,275

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2688-3015-8204-7742-8200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £230,000 | Terraced | — | £229,326 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-42c0-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 91 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG | £230,000 | 09/03/2026 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [163788086](http://87.117.209.195:8080/listings/66a3988)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £230,000 |
| listed | 2025-06-25 | £230,000 |
| sold | 2005-01-01 | £134,000 |
| sold | 2004-01-01 | £85,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 VERNON ROAD, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AT | £230,000 | 26/11/2025 | Terraced |
| 7 SOUTHGATE DRIVE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6JQ | £260,000 | 29/08/2025 | Terraced |
| 12 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF | £280,000 | 15/12/2023 | Terraced |
| 17 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY | £335,000 | 06/12/2023 | Terraced |
| 42 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF | £365,000 | 24/11/2023 | Terraced |
| 3 SPRING GARDENS, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AQ | £310,000 | 02/06/2023 | Terraced |
| 8 TOWBURY LANE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6FT | £400,000 | 21/04/2023 | Terraced |
| 6 ISLINGTON ROAD, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AU | £290,000 | 21/03/2023 | Terraced |
| 91 REFFIELD CLOSE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6DZ | £365,000 | 30/11/2022 | Terraced |
| 12 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY | £330,000 | 29/11/2022 | Terraced |
| 21 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY | £350,000 | 08/11/2022 | Terraced |
| 3 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW | £275,000 | 12/10/2022 | Terraced |
| 51 WILLIS WAY, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6BA | £285,000 | 21/04/2022 | Terraced |
| 5 THE LINDENS, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UX | £195,000 | 23/03/2022 | Terraced |
| 119 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG | £289,000 | 17/02/2022 | Terraced |
| 2 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW | £295,000 | 08/02/2022 | Terraced |
| 2 PLANK HOUSES, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6EW | £295,000 | 29/10/2021 | Terraced |
| 14 MALTHOUSE COURT, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6UY | £373,000 | 26/10/2021 | Terraced |
| 44 WATLING STREET EAST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AF | £265,000 | 23/09/2021 | Terraced |
| 105 WATLING STREET WEST, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 6AG | £260,000 | 14/09/2021 | Terraced |

**Area average:** £302,350 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -2%
- **10y growth:** 15.8%

## House Price Index (HM Land Registry)

*Official index for West Northamptonshire; Terraced series; as of April 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 17.5%
- **10y growth (index):** 43.9%

## Rental Range

*ONS Price Index of Private Rents (West Northamptonshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £965/mo
- **Realistic:** £1,072/mo
- **Optimistic:** £1,179/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Northampton (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Caldecote, NN12 | £1,295/mo | 1 | 1.62 miles | OpenRent |
| Studio Flat, Caldecote, NN12 | £1,295/mo | 1 | 1.64 miles | OpenRent |

**Average rent: £1,295/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £161,875
- **Target investor price (1%):** £129,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,295/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.8×
- **Monthly cashflow:** £235/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 28 |
| Violence and sexual offences | 22 |
| Criminal damage and arson | 8 |
| Public order | 6 |
| Bicycle theft | 3 |
| Other theft | 3 |
| Shoplifting | 3 |
| Vehicle crime | 2 |
| Burglary | 1 |
| Drugs | 1 |
| Robbery | 1 |
| **Total incidents** | **78** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Towcester Church of England Primary School | Primary | 0.1 miles | Good — 19 Jun 2024 |
| Sponne School | Secondary | 0.4 miles | Outstanding — 23 Oct 2012 |
| Nicholas Hawksmoor Primary School | Primary | 0.5 miles | Good — 14 Dec 2021 |
| Marie Weller Primary School | Primary | 0.7 miles | Good — 13 Nov 2023 |
| Greens Norton Church of England Primary School | Primary | 1.7 miles | Good — 8 Nov 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #3209466
- **Address:** 91 Watling Street West, TOWCESTER, NN12 6AG
- **Certificate Issued:** 01/11/2005
- **Work Completed:** 24/10/2005
- **Items:** 8 window(s), 1 door(s)