# 2 bedroom flat for sale (NN16 9QN) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 24, COLE COURT, RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE NN16 9QN | | Price | £130,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | B | | Last sold | £127,500 Apr 2026 | ## Description ** Spacious Ground Floor Living In This Stylish Modern Apartment - NO ONWARD CHAIN! ** Tucked away on Reservoir Road in the quieter north end of Kettering, this ground floor apartment sits within a modern, purpose-built block that immediately feels calm, private and well cared for. Set back from the road behind secure gates, the development is beautifully maintained, with neatly kept communal spaces that create a welcoming first impression every time you come home. Your own allocated parking space sits safely within the private car park, offering both convenience and peace of mind. Step inside and the sense of quality continues. This is a home designed for easy, comfortable living all on one level, a brilliant alternative to a bungalow and ideal for first-time buyers, downsizers or anyone looking for effortless accessibility, including wheelchair users. With 103 years remaining on the lease, it’s a property that feels as secure as it does stylish. The open-plan living and dining area is bright, spacious and sociable, offering plenty of room to relax, host or work from home. Its neutral décor and modern finish make it an easy space to personalise, letting you settle in and make it your own from day one. The adjoining kitchen is sleek and well-equipped, fitted with integrated appliances and contemporary units that keep everything tidy and organised. Both bedrooms are well sized, naturally bright and neutrally decorated. Bedroom one enjoys the advantage of its own en-suite shower room, providing a private, everyday luxury that adds to the apartment's overall comfort. Bedroom two is slightly smaller but ideal for a child/teenager and can be used as a guest room, home office or separate hobby space. The main bathroom is equally well presented, featuring a clean, modern white suite comprising pedestal wash hand basin, low flush wc and a panelled bath with shower facilities over. Cole Court sits in a quiet, well-maintained setting while keeping you close to everything you need. Kettering town centre, local shops, parks and transport facilities are all within easy reach, giving you a perfect balance of convenience and calm. Take a look at our high definition VIRTUAL TOUR for an immersive preview of all on offer and then contact our friendly team with any questions or to arrange a viewing in person today! **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. QKE250536/2 ## Property Photos - ![Whole Block](/listings/photos/169350704/1589324) - Whole Block - ![Living Area](/listings/photos/169350704/1589325) - Living Area - ![Living Area](/listings/photos/169350704/1589326) - Living Area - ![Kitchen Area](/listings/photos/169350704/1589327) - Kitchen Area - ![Kitchen Area](/listings/photos/169350704/1589328) - Kitchen Area - ![Bedroom 1](/listings/photos/169350704/1589329) - Bedroom 1 - ![Ensuite](/listings/photos/169350704/1589330) - Ensuite - ![Bedroom](/listings/photos/169350704/1589331) - Bedroom - ![Family Bathroom](/listings/photos/169350704/1589332) - Family Bathroom - ![Allocated Parking](/listings/photos/169350704/1589333) - Allocated Parking ## Floorplans - ![Floorplan](/listings/photos/169350704/1589334) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/169350704/1589335) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | COLE COURT FLAT 24 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £127,500 | 15/04/2026 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | KNOLL COURT FLAT 29 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £108,000 | 19/12/2025 | Flat | | PARKWOOD, 2 FLAT 2 PARK ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9LL | £95,000 | 24/01/2025 | Flat | | 74A WILLIAM STREET, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9RR | £111,000 | 16/10/2023 | Flat | | KNOLL COURT FLAT 28 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £125,000 | 15/09/2023 | Flat | | KNOLL COURT FLAT 3 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £115,000 | 18/07/2023 | Flat | | [Same street] COLE COURT FLAT 17 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £129,000 | 12/12/2022 | Flat | | [Same street] COLE COURT FLAT 19 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £125,000 | 02/09/2022 | Flat | | [Same street] COLE COURT FLAT 26 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £122,500 | 12/07/2022 | Flat | | [Same street] COLE COURT FLAT 21 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £124,000 | 30/05/2022 | Flat | | KNOLL COURT FLAT 4 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £105,000 | 20/05/2022 | Flat | | KNOLL COURT FLAT 1 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £107,500 | 06/05/2022 | Flat | | KNOLL COURT FLAT 18 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £100,000 | 25/03/2022 | Flat | | PARKWOOD, 2 FLAT 2 PARK ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9LL | £82,000 | 25/02/2022 | Flat | | [Same street] COLE COURT FLAT 11 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £120,000 | 07/02/2022 | Flat | | KNOLL COURT FLAT 34 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £99,950 | 28/01/2022 | Flat | | [Same street] COLE COURT FLAT 7 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £121,500 | 07/01/2022 | Flat | | 6 BLOSSOM COURT, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9SH | £125,000 | 17/12/2021 | Flat | | KNOLL COURT FLAT 14 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QG | £96,000 | 26/11/2021 | Flat | | PARK VIEW, 4 FLAT 5 PARK ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9LL | £80,000 | 12/11/2021 | Flat | | [Same street] COLE COURT FLAT 3 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £121,000 | 20/08/2021 | Flat | | [Same street] COLE COURT FLAT 18 RESERVOIR ROAD, KETTERING, NORTH NORTHAMPTONSHIRE, NN16 9QN | £124,500 | 06/08/2021 | Flat | **Street average:** £123,438 (8 sales) **Area average:** £103,804 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £100,659 (11 Flat, NN16, 2024–2026) - **Deviation:** +29.1% ## 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):** £693/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, Wilson Terrace, NN16 | £825/mo | 2 | 0.25 miles | OpenRent | | 2 Bed Flat, Petherton Court, NN16 | £850/mo | 2 | 0.31 miles | OpenRent | | 2 Bed Terraced House, Cross St, NN16 | £950/mo | 2 | 0.4 miles | OpenRent | | 2 Bed Terraced House, Field Street, NN16 | £995/mo | 2 | 0.58 miles | OpenRent | | 2 Bed Flat, Dalkeith House, NN16 | £895/mo | 2 | 0.77 miles | OpenRent | | 2 Bed Flat, Queen Street, NN16 | £899/mo | 2 | 0.83 miles | OpenRent | **Average rent: £902/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.69% (weak for cashflow) - **Max investor price (0.8%):** £112,125 - **Target investor price (1%):** £89,700 *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 £897/mo).* - **Gross yield:** 8.3% - **Cost-to-rent:** 12.1× - **Monthly cashflow:** £270/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 8.6% *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:** -5.1% - **10y growth:** -12.3% ## House Price Index (HM Land Registry) *Official index for North Northamptonshire; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -2.3% - **5y growth (index):** 4.1% - **10y growth (index):** 29.9% ## 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)