# 2 bedroom cottage for sale (PE9 3PW) ## Property Details | Key | Value | |-----|-------| | Address | CHURCH COTTAGE, 8, HIGH STREET, STAMFORD, COLLYWESTON, NORTH NORTHAMPTONSHIRE PE9 3PW | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | E | | Last sold | £450,000 Oct 2023 | ## Description This Grade II Listed, 2-bedroom cottage is set in the heart of the popular village of Collyweston just 4 miles west of the Georgian Market Town of Stamford. The present owners have sympathetically refurbished the cottage in recent years, being careful to retain much of its original charm and period features, whilst creating a truly beautiful home suitable for modern living. A unique feature to the cottage is that it comes with a large Barn to the rear which has access to a walled rear garden which offers lovely views of the church. The present owners have submitted planning permission to convert the barn to further living accommodation, plan and more information are available from the agent. Briefly the accommodation comprises, Cottage – Entrance Hall, Sitting Room, Family/Dining Room, Kitchen with Cellar, Utility Room, 2 Double Bedrooms, and a Family Bathroom. The Barn features a good-sized main room that leads out the walled rear garden, along with 3 further rooms and a further open fronted barn/store. Outside, To the front is a cottage style garden and double gates lead to a gravelled driveway.The rear garden is mainly laid to lawn with a patio area adjacent to the cottage. Viewing is highly recommended to fully appreciate the potential of the beautiful Grade II Listed Cottage and Barn Agents Note; EPC Rating – Exempt Tenure – Freehold Local Authority – East Northamptonshire Council Tax Band - E **Entrance Hall** - **Sitting Room** - 12' 1'' x 15' 1'' (3.68m x 4.59m) - **Family/Dining Room** - 11' 2'' x 13' 2'' (3.40m x 4.01m) - **Inner Hall** - **Utility Room** - 5' 6'' x 8' 4'' (1.68m x 2.54m) - **Kitchen** - 12' 11'' x 8' 3'' (3.93m x 2.51m) - **Landing** - **Bedroom 1** - 12' 3'' x 15' 7'' (3.73m x 4.75m) - **Bedroom 2** - 13' 10'' x 11' 2'' (4.21m x 3.40m) - **Bathroom** - 10' 4'' x 6' 3'' (3.15m x 1.90m) - **Rear Garden** - **Barns** - Sizes and dimensions are approximate, actual sizes may vary. ## Property Photos - ![Photo](/listings/photos/133512434/1256940) - ![Photo](/listings/photos/133512434/1256941) - ![Photo](/listings/photos/133512434/1256944) - ![Photo](/listings/photos/133512434/1256945) - ![Photo](/listings/photos/133512434/1256946) - ![Photo](/listings/photos/133512434/1256948) - ![Photo](/listings/photos/133512434/1256949) - ![Photo](/listings/photos/133512434/1256950) - ![Photo](/listings/photos/133512434/1256952) - ![Photo](/listings/photos/133512434/1256953) - ![Photo](/listings/photos/133512434/1256954) - ![Photo](/listings/photos/133512434/1256955) - ![Photo](/listings/photos/133512434/1256956) - ![Photo](/listings/photos/133512434/1256960) - ![Photo](/listings/photos/133512434/1256961) ## Floorplans - ![Floor plan](/listings/photos/133512434/1256962) - Floor plan - ![Ground Floor](/listings/photos/133512434/1256966) - Ground Floor - ![First Floor](/listings/photos/133512434/1256969) - First Floor ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CHURCH COTTAGE, 8 HIGH STREET, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PW | £450,000 | 18/10/2023 | Semi-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 | |---------|-------|------|------| | 1 FIELD CLOSE, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3QS | £535,000 | 03/10/2025 | Detached | | 1 FIELD CLOSE, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3QS | £460,000 | 15/12/2023 | Detached | | 89A MAIN ROAD, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PQ | £530,000 | 06/09/2023 | Detached | | [Same street] 31 HIGH STREET, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PW | £383,000 | 17/03/2023 | Semi-detached | | THE BYRE, 14 BACK LANE, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PJ | £710,000 | 17/03/2023 | Detached | | 9 COLLYNS WAY, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PB | £472,500 | 02/09/2022 | Detached | | 89B MAIN ROAD, COLLYWESTON, STAMFORD, NORTH NORTHAMPTONSHIRE, PE9 3PQ | £535,000 | 26/08/2022 | Detached | **Street average:** £383,000 (1 sale) **Area average:** £540,417 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £632,664 (39 Detached, PE9, 2024–2026) - **Deviation:** -28.9% ## Rental Range *ONS Price Index of Private Rents (North Northamptonshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £886/mo - **Realistic:** £984/mo - **Optimistic:** £1,082/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £698/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 | |------|------|------|------|------| | 2 Bed Terraced House, Stamford Road, PE9 | £1,700/mo | 2 | 1.12 miles | OpenRent | **Average rent: £1,700/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £212,500 - **Target investor price (1%):** £170,000 *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 £1,700/mo).* - **Gross yield:** 4.5% - **Cost-to-rent:** 22.1× - **Monthly cashflow:** £-267/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.5% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 4.1% - **10y growth:** 28.1% ## 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)