# SHEPHERDESS COTTAGE, ASHTON, PETERBOROUGH, EAST NORTHAMPTONSHIRE, NORTHAMPTONSHIRE, PE8 5LD

## Property details

- Slug: `de2ed55` (address key hash: `de2ed55021530e4f58d1e80d2baad388cfccbe84`)
- Postcode: PE8 5LD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Other
- Floor area: 53 m²
- EPC rating: E
- Year built: England and Wales: before 1900
- Last sold: £359,260 Oct 2015
- Price per m²: £6,778/m²
- Local average: £358,000 (4 sales)
- Street crime: 20 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £359,260
- Date: 2015-10-27
- Type: O
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** A
- **Expiry date:** 23/08/2029
- **Current heating cost:** £970/year
- **Est. upgrade cost to C:** £38,938

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£15)
- O (£3,300 - £6,500)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0067-2864-7285-9221-9225)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2015-10-27 | £359,260 | Other | — | £575,966 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/2ac10e50-626b-1af6-e050-a8c063052ba1) |

*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 |
|---------|-------|------|------|
| SHEPHERDESS COTTAGE, ASHTON, PETERBOROUGH, EAST NORTHAMPTONSHIRE, NORTHAMPTONSHIRE, PE8 5LD | £359,260 | 27/10/2015 | Other |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MANOR MEADOWS PLOT 3 FOTHERINGHAY ROAD, TANSOR, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HP | £62,000 | 31/10/2024 | Other |
| VELAIRE HOUSE BULWICK ROAD, SOUTHWICK, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5BP | £830,000 | 08/09/2023 | Other |
| ORCHARD COTTAGE, FOTHERINGHAY, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HZ | £376,000 | 24/05/2023 | Other |
| 2 ORCHARD LANE, WOODNEWTON, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5EE | £30,000 | 27/04/2023 | Other |
| 5 SOUTHWICK ROAD, GLAPTHORN, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5BD | £450,000 | 27/10/2022 | Other |
| MANOR MEADOWS PLOT 12 FOTHERINGHAY ROAD, TANSOR, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HP | £65,000 | 09/09/2022 | Other |
| THE BUNGALOW WELDON ROAD, UPPER BENEFIELD, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5AS | £500,000 | 26/08/2022 | Other |
| GARAGES 1-6 BROOKSIDE, SOUTHWICK, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5BN | £50,000 | 15/08/2022 | Other |
| 4 COTTERSTOCK ROAD, GLAPTHORN, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5FE | £730,000 | 13/05/2022 | Other |
| MANOR MEADOWS PLOT 3 FOTHERINGHAY ROAD, TANSOR, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HP | £52,000 | 06/05/2022 | Other |
| THE OLD FORGE MAIN STREET, LOWER BENEFIELD, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5AE | £520,000 | 22/04/2022 | Other |
| 4, LUDDINGTON, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5QU | £22,184 | 07/04/2022 | Other |
| MANOR FARM MAIN STREET, POLEBROOK, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5LN | £1,300,000 | 07/04/2022 | Other |
| RECTORY FARM FOX COVERT BARN, LUDDINGTON, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5QS | £750,000 | 01/04/2022 | Other |
| POLEBROOK HOUSE MAIN STREET, POLEBROOK, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5LN | £1,025,000 | 28/02/2022 | Other |
| THE MANOR HOUSE MAIN STREET, THURNING, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5RB | £1,100,000 | 23/02/2022 | Other |
| 1 MILL LANE, COTTERSTOCK, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HH | £1,200,000 | 07/01/2022 | Other |
| NEVS WILD MAIN STREET, UPPER BENEFIELD, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5AN | £750,000 | 03/12/2021 | Other |
| MANOR MEADOWS PLOT 19 FOTHERINGHAY ROAD, TANSOR, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5HP | £40,000 | 25/10/2021 | Other |
| THE MILL MILL LANE, WADENHOE, PETERBOROUGH, NORTH NORTHAMPTONSHIRE, PE8 5XD | £2,450,000 | 26/08/2021 | Other |

**Area average:** £615,109 (20 sales)

## Capital growth trend

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

- **5y growth:** -20.1%
- **10y growth:** 475%

## House Price Index (HM Land Registry)

*Official index for North Northamptonshire; All dwelling types series; as of May 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 17.7%
- **10y growth (index):** 50%

## Rental Range

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

- **Low:** £887/mo
- **Realistic:** £985/mo
- **Optimistic:** £1,084/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Detached House, Whitwells Yard, PE8 | £2,592/mo | 1 | 0.98 miles | OpenRent |
| 4 Bed Semi-Detached House, Whitwells Yard, PE8 | £3,510/mo | 4 | 0.98 miles | OpenRent |
| 2 Bed Semi-Detached House, Sycamore Grove, PE8 | £2,500/mo | 2 | 1.02 miles | OpenRent |
| 3 Bed Terraced House, Whitwells Yard, PE8 | £3,209/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £2,953/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.81% (okay)
- **Max investor price (0.8%):** £362,625
- **Target investor price (1%):** £290,100

*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 £2,901/mo).*

- **Gross yield:** 9.7%
- **Cost-to-rent:** 10.3×
- **Monthly cashflow:** £1,171/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.5%

*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:** Not in Flood Risk Area (no data)

[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 | 8 |
| Shoplifting | 5 |
| Public order | 2 |
| Burglary | 1 |
| Criminal damage and arson | 1 |
| Other theft | 1 |
| Possession of weapons | 1 |
| Violence and sexual offences | 1 |
| **Total incidents** | **20** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Laxton Junior School | Other | 0.7 miles | — (No rating) |
| Prince William School | Secondary | 0.8 miles | Good — 1 Mar 2020 |
| Oundle School | Other | 1.0 miles | — (No rating) |
| Polebrook Church of England Primary School | Primary | 1.1 miles | Good — 16 Feb 2011 |
| Oundle Church of England Primary School | Primary | 1.4 miles | Good — 18 Jan 2024 |