# 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
- **Current heating cost:** £621/year
- **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:** -0.4%
- **10y growth:** 4.9%

## 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 from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Towbury Lane, NN12 | £1,300/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Bungalow, Gilbert Scott Court, NN12 | £1,950/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Terraced House, Watling Street East, NN12 | £1,175/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £1,475/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.3%

*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)