# 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 | | Floor area | 125 m² | | Last sold | £505,000 Aug 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 06/04/2027 - **Current heating cost:** £284/year - **Est. upgrade cost to C:** £11,500 ### Recommendations - 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/0938-7096-7384-5813-0910) ## 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. ## 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 | | 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 | | 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:** £529,126 (37 Detached, NN12, 2024–2026) - **Deviation:** -5.5% ## 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).* ## Price per Square Metre - **£/m²:** £4,000/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.2% - **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)