# 37 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US

## Property details

- Slug: `c71e26f` (address key hash: `c71e26f6e09226d7b31dc2101938cead1e14f112`)
- Postcode: NN12 8US
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 144 m²
- EPC rating: E
- Year built: England and Wales: before 1900
- Last sold: £700,000 Feb 2026
- Price per m²: £4,861/m²
- Local average: £529,555 (39 sales)
- Street crime: 10 incidents within 1 mile (May 2026)

## Latest sale

- Price: £700,000
- Date: 2026-02-06
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 12/02/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,562/year
- **Est. upgrade cost to C:** £25,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9678-4014-6252-8936-9970)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £700,000 | Detached | — | £702,094 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-7204-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 37 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £700,000 | 06/02/2026 | Detached |

## Historic listings

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

- Matched listing: [151017986](http://87.117.209.195:8080/listings/8b37fb7)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £700,000 |
| listed | 2024-08-06 | £725,000 |
| sold | 2016-01-01 | £510,000 |
| sold | 2006-01-01 | £365,000 |
| sold | 1995-01-01 | £92,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 WHITTLEWOOD END, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WH | £299,950 | 08/01/2026 | Detached |
| 18 ACORN WAY, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8DQ | £367,000 | 28/11/2025 | Detached |
| 2 THE WOODLANDS, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TS | £650,000 | 26/11/2025 | Detached |
| 8 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £505,000 | 30/08/2024 | Detached |
| 1 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £579,995 | 15/12/2023 | Detached |
| 7 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £625,246 | 15/12/2023 | Detached |
| 7A HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £675,000 | 06/12/2023 | Detached |
| 32 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £532,500 | 13/10/2023 | Detached |
| 7 THE OLD WOODYARD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8DH | £600,000 | 22/09/2023 | Detached |
| 7 THE WOODLANDS, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TS | £647,000 | 08/09/2023 | Detached |
| 8 CRUJERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WR | £514,995 | 30/11/2022 | Detached |
| 6 CRUJERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WR | £624,995 | 30/09/2022 | Detached |
| 14 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £494,995 | 30/09/2022 | Detached |
| 4 STEWART DRIVE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TP | £382,500 | 29/09/2022 | Detached |
| 38 STEWART DRIVE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TP | £610,000 | 22/09/2022 | Detached |
| 4 CRUJERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WR | £157,200 | 26/08/2022 | Detached |
| 30 ROBERTS ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WF | £650,000 | 19/08/2022 | Detached |
| 8 BRABHAM CLOSE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8UL | £490,000 | 21/07/2022 | Detached |
| 14 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £455,000 | 11/07/2022 | Detached |
| 5 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £505,000 | 04/07/2022 | Detached |

**Area average:** £518,319 (20 sales)

## Capital growth trend

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

- **5y growth:** -4.2%
- **10y growth:** 34.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.3%
- **5y growth (index):** 17.4%
- **10y growth (index):** 36.9%

## Rental Range

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

- **Low:** £968/mo
- **Realistic:** £1,075/mo
- **Optimistic:** £1,183/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Catch Yard Road, NN12 | £1,850/mo | 4 | 0.17 miles | OpenRent |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.5×
- **Monthly cashflow:** £-1,117/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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 |
|----------|-------|
| Violence and sexual offences | 5 |
| Public order | 3 |
| Anti-social behaviour | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **10** |

*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 |
|------|------|----------|--------|
| Silverstone Church of England Primary School | Primary | 0.6 miles | Good — 23 Jul 2013 |
| Silverstone UTC | Secondary | 1.0 miles | Requires improvement — 18 Jan 2024 |
| On Track Education Silverstone | Other | 1.0 miles | Good — 30 Jun 2024 |
| Whittlebury Church of England Primary School | Primary | 1.5 miles | Good — 20 May 2013 |
| Syresham St James CofE Primary School and Nursery | Primary | 2.8 miles | Good — 4 Jul 2013 |