Sold STC Detached

8 FORESTERS LANE

TOWCESTER, SILVERSTONE, WEST NORTHAMPTONSHIRE NN12 8XZ

4 beds 2 baths 125 m² Listed 2 Apr 2024 (-839d)

£500,000

Offers in Excess of

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# 4 bedroom detached house for sale (NN12 8XZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 FORESTERS LANE, TOWCESTER, SILVERSTONE, WEST NORTHAMPTONSHIRE NN12 8XZ |
| Price | £500,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £505,000 Aug 2024 |

## Description

The sitting room has a dual aspect with a shuttered bay window overlooking the lawned front garden.  The utility/cloakroom has a two piece suite and a range of fitted base and wall units with an integrated washing machine.

The master bedroom has a fitted mirror fronted wardrobe as well as a three piece en suite shower room with WC, wash basin and double shower cubicle with built-in shower.  There are three additional double bedrooms which share a three piece family bathroom with a built-in shower over the bath.

## Property Photos

- ![Front](/listings/photos/146336984/1317677) - Front
- ![Sittng Room](/listings/photos/146336984/1317678) - Sittng Room
- ![Kitchen/Dining](/listings/photos/146336984/1317679) - Kitchen/Dining
- ![Rear Garden](/listings/photos/146336984/1317680) - Rear Garden
- ![Master Bedroom](/listings/photos/146336984/1317681) - Master Bedroom
- ![Bedroom Two](/listings/photos/146336984/1317682) - Bedroom Two
- ![Family Bathroom](/listings/photos/146336984/1317683) - Family Bathroom
- ![Kitchen/Dining](/listings/photos/146336984/1317684) - Kitchen/Dining
- ![Sitting Room](/listings/photos/146336984/1317685) - Sitting Room
- ![Study](/listings/photos/146336984/1317686) - Study
- ![Games Room/Bar](/listings/photos/146336984/1317687) - Games Room/Bar
- ![Bar](/listings/photos/146336984/1317688) - Bar
- ![Front Garden](/listings/photos/146336984/1317689) - Front Garden
- ![Map](/listings/photos/146336984/1317690) - Map
- ![Map](/listings/photos/146336984/1317691) - Map
- ![Map](/listings/photos/146336984/1317692) - Map

## Floorplans

- ![Floorplan](/listings/photos/146336984/1317693) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146336984/1317694) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13010098
- **Address:** 8 Foresters Lane, Silverstone, NN12 8XZ
- **Certificate Issued:** 03/07/2018
- **Work Completed:** 10/05/2018
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £505,000 | 30/08/2024 | 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 |
|---------|-------|------|------|
| 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 |
| 7 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £625,246 | 15/12/2023 | Detached |
| 1 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG | £579,995 | 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 |
| 29 BRACKLEY ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8UA | £450,000 | 07/12/2022 | 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 |
| [Same street] 5 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £505,000 | 04/07/2022 | Detached |
| 1 ROBERTS ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WF | £389,995 | 29/06/2022 | Detached |
| 3 ROBERTS ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WF | £489,995 | 17/06/2022 | Detached |
| [Same street] 12 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £645,000 | 29/04/2022 | Detached |
| 15A BRACKLEY ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8UA | £825,000 | 08/04/2022 | Detached |

**Street average:** £575,000 (2 sales)
**Area average:** £510,718 (20 sales)

## Price vs local average

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

- **Local average:** £526,324 (36 Detached, NN12, 2024–2026)
- **Deviation:** -5%

## 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).*

- **LHA floor (this property size):** £1,157/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 Semi-Detached House, Catch Yard Road, NN12 | £1,850/mo | 4 | 0.12 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.37% (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:** 4.4%
- **Cost-to-rent:** 22.5×
- **Monthly cashflow:** £-329/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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:** 14.7%
- **10y growth:** 4%

## 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%

## 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)

Front Sittng Room Kitchen/Dining Rear Garden Master Bedroom Bedroom Two Family Bathroom Kitchen/Dining Sitting Room Study Games Room/Bar Bar Front Garden Map Map Map

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Property details

Tenure

FREEHOLD

Floor area

125 m²

Council tax band

Last sold

£505,000 Aug 2024

Local average

£526,324 (-5%)

Deprivation

Decile 9 (27,342 of 33,755)

Street crime

10 incidents within 1 mile (May 2026)

Key features

Detached property
Four bedrooms
Two reception rooms
Two bath/shower rooms
Kitchen/dining/family room
Games room/bar in garage
Front and rear gardens
Off street parking for two/three cars

Additional details

Parking: Yes
Garden: Yes

Description

A brick under slate four bedroom detached property at the end of a no through road with a converted games room/bar in the garage. 8 Foresters Lane has accommodation comprising an entrance hall, sitting room, kitchen/dining/family room, study, utility/cloakroom, four bedrooms with an en suite shower room to the master bedroom and a family bathroom.

The sitting room has a dual aspect with a shuttered bay window overlooking the lawned front garden. The utility/cloakroom has a two piece suite and a range of fitted base and wall units with an integrated washing machine.

The master bedroom has a fitted mirror fronted wardrobe as well as a three piece en suite shower room with WC, wash basin and double shower cubicle with built-in shower. There are three additional double bedrooms which share a three piece family bathroom with a built-in shower over the bath.

Listed by

Towcester

Michael Graham

Reference: 146336984

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13010098

Property Details

Street: 8 Foresters Lane

Town: Silverstone

Postcode: NN12 8XZ

Installation Details

Items: 1 door

Certificate Issued: 03/07/2018

Work Completed: 10/05/2018

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	30/08/2024 (1 year ago)	£505,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

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
7 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG	£625,246	15/12/2023	Detached
1 CATCH YARD ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WG	£579,995	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
29 BRACKLEY ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8UA	£450,000	07/12/2022	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
Same street 5 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ	£505,000	04/07/2022	Detached
1 ROBERTS ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WF	£389,995	29/06/2022	Detached
3 ROBERTS ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8WF	£489,995	17/06/2022	Detached
Same street 12 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ	£645,000	29/04/2022	Detached
15A BRACKLEY ROAD, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8UA	£825,000	08/04/2022	Detached

Street average: £575,000 (2 sales)

Area average: £510,718 (20 sales)

Capital growth trend

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

5y growth 14.7%

10y growth 4%

House Price Index (HM Land Registry — official index, not sold-price averages): West Northamptonshire. Series: Detached. As of April 2026.

1y (index) 1.3%

5y (index) 17.4%

10y (index) 36.9%

Rental Range

Estimated market rent for West Northamptonshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £965/mo

Realistic £1,072/mo

Optimistic £1,179/mo

Based on Local Authority from postcode lookup → West Northamptonshire.

LHA (30th percentile) floor for Northampton: £1,157/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NN12 8XZ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	High Street (o/s 41)	0.1 miles
Bus stop	High Street (o/s 56)	0.1 miles
Shop	Carpet Shop	0.2 miles
Shop	Matthew Croft Stores	0.4 miles
University	Vinson Building	6.4 miles
Train station	Wolverton	9.4 miles
Hospital	PJ Care Mallard House Neurological Care Centre	10.1 miles
Train station	Milton Keynes Central	11.1 miles
University	University of Northampton Innovation Centre	11.5 miles

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Silverstone Church of England Primary School	Primary	0.7 miles	Good — 23 Jul 2013
Silverstone UTC	Secondary	0.8 miles	Requires improvement — 18 Jan 2024
On Track Education Silverstone	Other	1.1 miles	Good — 30 Jun 2024
Whittlebury Church of England Primary School	Primary	1.3 miles	Good — 20 May 2013
Syresham St James CofE Primary School and Nursery	Primary	2.8 miles	Good — 4 Jul 2013

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	0.12 miles	OpenRent

Average rent: £1,850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 4.4%

Cost-to-rent ratio 22.5×

Monthly cashflow £-329/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).