# 4 bedroom detached house for sale (NN10 8HU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 WYKEHAM ROAD, RUSHDEN, HIGHAM FERRERS, NORTH NORTHAMPTONSHIRE NN10 8HU |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £442,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 03/09/2033
- **Current heating cost:** £2,591/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/0380-2704-1210-2907-5985)

## Description

**** **** If you're looking for a period family home with four double bedrooms that enjoys a stunning 125ft rear garden and is within walking distance of the historic market square...this might just be the one for you! Further benefits include a refitted kitchen with island, uPVC conservatory, larger than average garage, refitted bathroom, refitted shower room, majority uPVC double glazing and gas radiator central heating. The accommodation briefly comprises entrance hall, lounge, kitchen, dining area, conservatory, four bedrooms, bathroom, shower room, gardens to front and rear, garage and driveway (for a small vehicle). 

**** **** Enter via front door to: 

**Entrance** **Hall** **** Radiator, stairs rising to first floor landing, half height wood panelling, picture rail, coving to ceiling, doors to: 

**Cloakroom** **** Comprising low flush W.C., wall mounted wash hand basin, tiled splash backs, quarry tiled flooring, window to side aspect. 

**Dining** **Room** **12' 4" x 10' 11" max (3.76m x 3.33m)** Column radiator, feature fireplace with log burner, built-in cabinet, picture rail, cornice to ceiling, through to: 

**Kitchen** **18' 6" x 6' 4" widening to 8' 6"  (5.64m x 1.93m) (This measurement includes area occupied by kitche** Refitted to comprise ceramic butler sink unit with cupboard under, a range of eye level and base units providing solid wooden work surfaces, built-in dishwasher, built-in fridge, wine rack, integral bin storage, plumbing for washing machine, tiled splash backs, window to side aspect, cornice, French doors to rear aspect, column radiator. 

**Conservatory** **12' 5" x 8' 8" (3.78m x 2.64m)** Of brick/uPVC construction, French doors to rear aspect, door to garage, island unit with breakfast bar. 

**First** **Floor** **Landing** **** Loft access, picture rail, window to side aspect, doors to: 

**Bedroom** **One** **12' 9" x 11' 11" (3.89m x 3.63m)** Window to front aspect, exposed brick fireplace, picture rail, cornice to ceiling. 

**Bedroom** **Two** **12' 10" max x 9' 11" (3.91m x 3.02m)** Window to front aspect, radiator, coving to ceiling, built-in wardrobe with sliding mirrored doors. 

**Bedroom** **Three** **11' 6" max x 9' 11" max (3.51m x 3.02m)** Window to rear aspect, radiator, picture rail, coving to ceiling. 

**Bedroom** **Four** **11' 0" x 9' 3" max (3.35m x 2.82m)** Window to rear aspect, radiator, picture rail. 

**Shower** **Room** **** Refitted to comprise low flush W.C., pedestal wash hand basin, shower cubicle, character towel radiator, tiled splash backs, window to front aspect, tiled floor, coving to ceiling, extractor. 

**Bathroom** **** Refitted to comprise low flush W.C., pedestal wash hand basin, panelled bath with shower attachment, tiled splash backs, tiled floor, window to rear aspect, coving to ceiling, radiator. 

**Outside** **** Front - Small fore garden enclosed by brick walling, dropped kerb leading to a small driveway leading to:

Oversized Garage - Accessed via double wooden doors, door with side screen to side aspect, wall mounted gas boiler serving domestic central heating and hot water systems. Measures approx. 20' 2" in length x 9' 11" in width.

Rear - Extensive garden comprising patio, mostly lawn, established borders stocked with variety of bushes and trees, enclosed by wooden fencing with gated side pedestrian access. Enjoys privacy and is approx. 125ft in length. 

**Material** **Information** **** The property tenure is Freehold.

Council Tax

We understand the council tax is band D (£2,293 per annum. Charges for 2024/2025). 

**** **** AGENTS NOTE 

Please be aware that some photographs used in our particulars are obtained using a wide-angle lens. For offers to be submitted in the best light, the majority of vendors require us to confirm buyers have been financially qualified. We will require a Mortgage Certificate or Agreement In Principle (A.I.P.) and proof of deposit or cash. This information will be treated confidentially and will not be seen by any other party. 

MONEY LAUNDERING REGUALATIONS 2017 & PROCEEDS OF CRIME ACT 2002

In order to comply with the above Regulations, an intending purchaser will be required to provide official I.D; proof of address, evidence of funding and source of deposit clearly showing the name of the account holder. If funds are being provided by a third party i.e. family, we will require the same from them too. We may officially verify these documents.

DISCLAIMER 

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house. Once you find the property you want to buy, you will need to carry out more investigations into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyors report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this. You should also instruct a solicitor to investigate all legal matters relating to the property (e.g. title, planning permission etc) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g. carpets, curtains etc) will be included in the sale.

 

## Property Photos

- ![Front](/listings/photos/154303853/1490701) - Front
- ![Rear garden](/listings/photos/154303853/1490702) - Rear garden
- ![Rear garden](/listings/photos/154303853/1490703) - Rear garden
- ![Conservatory](/listings/photos/154303853/1490704) - Conservatory
- ![Lounge](/listings/photos/154303853/1490705) - Lounge
- ![Kitchen](/listings/photos/154303853/1490706) - Kitchen
- ![Dining area](/listings/photos/154303853/1490707) - Dining area
- ![Conservatory](/listings/photos/154303853/1490708) - Conservatory
- ![Kitchen/conservat...](/listings/photos/154303853/1490709) - Kitchen/conservat...
- ![Kitchen/conservat...](/listings/photos/154303853/1490710) - Kitchen/conservat...
- ![Bedroom 1](/listings/photos/154303853/1490711) - Bedroom 1
- ![Bedroom 2](/listings/photos/154303853/1490712) - Bedroom 2
- ![Bedroom 3](/listings/photos/154303853/1490713) - Bedroom 3
- ![Shower room](/listings/photos/154303853/1490714) - Shower room
- ![Bathroom](/listings/photos/154303853/1490715) - Bathroom
- ![Bedroom 4](/listings/photos/154303853/1490716) - Bedroom 4
- ![Rear elevation](/listings/photos/154303853/1490717) - Rear elevation
- ![Rear garden](/listings/photos/154303853/1490718) - Rear garden
- ![Rear elevation](/listings/photos/154303853/1490719) - Rear elevation

## Floorplans

- ![Floorplan 1](/listings/photos/154303853/1490720) - Floorplan 1

## EPC Graphs

- ![EPC Graph](/listings/photos/154303853/1490721) - EPC Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #3919723
- **Address:** 35 Wykeham Road, Higham Ferrers, NN10 8HU
- **Certificate Issued:** 07/08/2006
- **Work Completed:** 06/07/2006
- **Items:** 4 window(s), 1 door(s)

### FENSA Certificate #1166199
- **Address:** 35 Wykeham Road, Higham Ferrers, NN10 8HU
- **Certificate Issued:** 21/11/2003
- **Work Completed:** 22/11/2002
- **Items:** 4 window(s)

### FENSA Certificate #651016
- **Address:** 35 Wykeham Road, Higham Ferrers, NN10 8HU
- **Certificate Issued:** 27/04/2003
- **Work Completed:** 18/01/2003
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 WYKEHAM ROAD, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8HU | £442,000 | 21/03/2025 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 YORK ROAD, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8HZ | £450,000 | 02/11/2023 | Detached |
| 7 PHILIP WAY, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8LG | £180,000 | 03/10/2023 | Detached |
| [Same street] 49 WYKEHAM ROAD, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8HU | £250,000 | 05/07/2023 | Detached |
| 34 LANCASTER STREET, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8HY | £342,000 | 25/04/2022 | Detached |
| 13 LANCASTER STREET, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8HY | £561,500 | 11/11/2021 | Detached |
| 21 PHILIP WAY, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8LG | £230,000 | 29/09/2021 | Detached |
| 5 NEWMAN STREET, HIGHAM FERRERS, RUSHDEN, NORTH NORTHAMPTONSHIRE, NN10 8JW | £185,000 | 17/08/2021 | Detached |

**Street average:** £250,000 (1 sale)
**Area average:** £324,750 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £356,787 (47 Detached, NN10, 2024–2026)
- **Deviation:** +26.1%

## 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 Northants Central (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £992/mo

## 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 End Terrace, Saffron Road, NN10 | £1,250/mo | 4 | 0.42 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30×
- **Monthly cashflow:** £-672/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.2%

*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).*

## Price per Square Metre

- **£/m²:** £3,629/m²

## Capital growth trend

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

- **5y growth:** -10.1%
- **10y growth:** 8.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.4%
- **5y growth (index):** 16.5%
- **10y growth (index):** 48.6%

## 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)