Sold STC End of terrace

10 BERRYMOOR ROAD

WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE NN8 2HU

2 beds 1 baths 678 sq ft Listed 22 Jan 2024 (-873d)

£195,000

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# 2 bedroom end of terrace house for sale (NN8 2HU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 BERRYMOOR ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE NN8 2HU |
| Price | £195,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 63 m² |
| Last sold | £192,500 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 20/08/2027
- **Current heating cost:** £764/year

### Recommendations
- Q (14,000)
- W1 (1,200)
- E (50)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0555-2839-7185-9623-4211)

## Description

CALL HAWKSBYS NOW TO ARRANGE YOUR VIEWING

Energy Rating: E

**Entrance Porch** -

**Lounge** - 4.75m max x 3.56m (15'7 max x 11'8) -

**Kitchen** - 2.84m x 2.84m (9'4 x 9'4) -

**Conservatory** - 3.78m x 1.60m (12'5 x 5'3) -

**Ground Floor Wc** - 1.60m x 0.81m (5'3 x 2'8) -

**Landing** -

**Bedroom 1** - 3.81m x 2.84m (12'6 x 9'4) -

**Bedroom 2** - 3.58m x 2.84m (11'9 x 9'4) -

**Shower Room** - 1.73m x 1.73m (5'8 x 5'8) -

## Property Photos

- ![DSC_1610.gif](/listings/photos/143895782/550564) - DSC_1610.gif
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- ![DSC_1587.gif](/listings/photos/143895782/550567) - DSC_1587.gif
- ![DSC_1591.gif](/listings/photos/143895782/550568) - DSC_1591.gif
- ![DSC_1592.gif](/listings/photos/143895782/550569) - DSC_1592.gif
- ![DSC_1602.gif](/listings/photos/143895782/550570) - DSC_1602.gif
- ![DSC_1593.gif](/listings/photos/143895782/550571) - DSC_1593.gif
- ![DSC_1594.gif](/listings/photos/143895782/550572) - DSC_1594.gif
- ![DSC_1597.gif](/listings/photos/143895782/550573) - DSC_1597.gif
- ![DSC_1599.gif](/listings/photos/143895782/550574) - DSC_1599.gif
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- ![DSC_1604.gif](/listings/photos/143895782/550576) - DSC_1604.gif
- ![DSC_1606.gif](/listings/photos/143895782/550577) - DSC_1606.gif
- ![DSC_1607.gif](/listings/photos/143895782/550578) - DSC_1607.gif
- ![10 Berrymoor Road, Wellingborough.jpg](/listings/photos/143895782/550579) - 10 Berrymoor Road, Wellingborough.jpg

## Floorplans

- ![10 Berrymoor Road, Wellingborough.jpg](/listings/photos/143895782/550580) - 10 Berrymoor Road, Wellingborough.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 BERRYMOOR ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HU | £192,500 | 31/05/2024 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 206 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG | £175,000 | 17/11/2023 | Terraced |
| 16 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PA | £160,000 | 31/10/2023 | Terraced |
| 240 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG | £175,000 | 27/10/2023 | Terraced |
| 79 BUTTS ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PU | £250,000 | 13/10/2023 | Terraced |
| 80 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PB | £180,000 | 19/09/2023 | Terraced |
| 9 CENTRAL AVENUE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2ET | £193,000 | 24/07/2023 | Terraced |
| 65 PRINCESS WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2EZ | £260,000 | 20/07/2023 | Terraced |
| 8 WINDMILL CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2EP | £192,000 | 03/07/2023 | Terraced |
| 34 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ | £208,000 | 23/06/2023 | Terraced |
| 206 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG | £112,500 | 15/05/2023 | Terraced |
| 6 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PE | £185,000 | 24/03/2023 | Terraced |
| 73 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PQ | £170,000 | 09/12/2022 | Terraced |
| 39 BUTTS ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PU | £214,000 | 31/10/2022 | Terraced |
| 8 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ | £249,000 | 21/10/2022 | Terraced |
| 19 ST CRISPINS AVENUE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HT | £175,000 | 26/08/2022 | Terraced |
| 4 PRINCESS WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HG | £250,000 | 22/06/2022 | Terraced |
| 124 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PE | £175,000 | 31/03/2022 | Terraced |
| 35 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ | £195,000 | 24/03/2022 | Terraced |
| 15 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PA | £185,000 | 24/02/2022 | Terraced |
| 49 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PB | £142,000 | 21/02/2022 | Terraced |
| [Same street] 1 BERRYMOOR ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HU | £205,000 | 03/02/2022 | Semi-detached |

**Street average:** £205,000 (1 sale)
**Area average:** £192,275 (20 sales)

## Price vs local average

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

- **Local average:** £216,652 (51 Terraced, NN8, 2024–2026)
- **Deviation:** -10%

## Rental Range

*ONS Price Index of Private Rents (North Northamptonshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £884/mo
- **Realistic:** £982/mo
- **Optimistic:** £1,080/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 Flat, High Street, NN8 | £895/mo | 2 | 0.89 miles | OpenRent |

**Average rent: £895/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £111,875
- **Target investor price (1%):** £89,500

*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 £895/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £13/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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:** £3,095/m²

## Capital growth trend

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

- **5y growth:** 22.2%
- **10y growth:** 72.1%

## House Price Index (HM Land Registry)

*Official index for North Northamptonshire; Terraced series; as of March 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 19.2%
- **10y growth (index):** 56.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

DSC_1610.gif DSC_1584.gif DSC_1586.gif DSC_1587.gif DSC_1591.gif DSC_1592.gif DSC_1602.gif DSC_1593.gif DSC_1594.gif DSC_1597.gif DSC_1599.gif DSC_1603.gif DSC_1604.gif DSC_1606.gif DSC_1607.gif 10 Berrymoor Road, Wellingborough.jpg

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Property details

Tenure

FREEHOLD

Floor area

63 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£192,500 May 2024

Price per m²

£3,095/m²

Local average

£216,652 (-10%)

Deprivation

Decile 4 (11,041 of 33,755)

Street crime

263 incidents within 1 mile (Apr 2026)

Key features

2 Double Bedrooms
Conservatory
Ground Floor WC
Smart Refitted Kitchen & Shower Room

Additional details

Garden: Yes

Description

A GREAT 2 BEDROOM HOME WITH LARGE REAR GARDEN ! Located in the Kingsway area of Wellingborough just off Doddington Road is this smart 2 bedroom home which has been greatly improved by the current owners in recent years. Benefits include: Smart refitted kitchen, UPVC double glazing, gas radiator central heating, ground floor WC, conservatory, 2 double bedrooms and modern refitted shower room. To the front is a low maintenance gravelled garden and pathway leading to the entrance door. To the rear is a large family garden which is mainly laid to lawn with a patio area and pathway leading through the lawn to the timber shed.

CALL HAWKSBYS NOW TO ARRANGE YOUR VIEWING

Energy Rating: E

Entrance Porch -

Lounge - 4.75m max x 3.56m (15'7 max x 11'8) -

Kitchen - 2.84m x 2.84m (9'4 x 9'4) -

Conservatory - 3.78m x 1.60m (12'5 x 5'3) -

Ground Floor Wc - 1.60m x 0.81m (5'3 x 2'8) -

Landing -

Bedroom 1 - 3.81m x 2.84m (12'6 x 9'4) -

Bedroom 2 - 3.58m x 2.84m (11'9 x 9'4) -

Shower Room - 1.73m x 1.73m (5'8 x 5'8) -

Listed by

Wellingborough

Martin Hawksby

Reference: 143895782

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 21/08/2017

Expiry date: 20/08/2027

Current heating cost: £764/year

Potential heating cost: £514/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (50)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Floorplans

10 Berrymoor Road, Wellingborough.jpg

Price history

Event	Date	Price	% change
Sold	31/05/2024 (2 years ago)	£192,500	—

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
206 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG	£175,000	17/11/2023	Terraced
16 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PA	£160,000	31/10/2023	Terraced
240 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG	£175,000	27/10/2023	Terraced
79 BUTTS ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PU	£250,000	13/10/2023	Terraced
80 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PB	£180,000	19/09/2023	Terraced
9 CENTRAL AVENUE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2ET	£193,000	24/07/2023	Terraced
65 PRINCESS WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2EZ	£260,000	20/07/2023	Terraced
8 WINDMILL CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2EP	£192,000	03/07/2023	Terraced
34 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ	£208,000	23/06/2023	Terraced
206 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PG	£112,500	15/05/2023	Terraced
6 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PE	£185,000	24/03/2023	Terraced
73 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PQ	£170,000	09/12/2022	Terraced
39 BUTTS ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PU	£214,000	31/10/2022	Terraced
8 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ	£249,000	21/10/2022	Terraced
19 ST CRISPINS AVENUE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HT	£175,000	26/08/2022	Terraced
4 PRINCESS WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HG	£250,000	22/06/2022	Terraced
124 JUBILEE CRESCENT, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PE	£175,000	31/03/2022	Terraced
35 BUTTERFIELDS, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PZ	£195,000	24/03/2022	Terraced
15 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PA	£185,000	24/02/2022	Terraced
49 KINGSWAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2PB	£142,000	21/02/2022	Terraced
Same street 1 BERRYMOOR ROAD, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 2HU	£205,000	03/02/2022	Semi-detached

Street average: £205,000 (1 sale)

Area average: £192,275 (20 sales)

Capital growth trend

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

5y growth 22.2%

10y growth 72.1%

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

1y (index) 3.1%

5y (index) 19.2%

10y (index) 56.1%

Rental Range

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

Low £884/mo

Realistic £982/mo

Optimistic £1,080/mo

Based on Local Authority from postcode lookup → North Northamptonshire.

LHA (30th percentile) floor for Northants Central: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NN8 2HU

Nearby

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

Type	Name	Distance
Bus stop	Berrymoor Court (opp)	0.1 miles
Bus stop	2 Berrymoor Road (o/s)	0.1 miles
Shop	Oxford Street News	0.8 miles
Shop	Formula One Autocentres	0.8 miles
Train station	Wellingborough	1.5 miles
Train station	Wicksteed Park	6.5 miles
Hospital	Manfield Health Campus	7.0 miles
Hospital	Procurement & Supplies Department (Stores)	7.8 miles
University	University of Northampton St Georges Avenue	8.4 miles
University	University of Northampton	8.5 miles

Street-level crime

Category	Count
Violence and sexual offences	91
Anti-social behaviour	62
Shoplifting	27
Drugs	17
Criminal damage and arson	16
Public order	13
Other theft	10
Vehicle crime	7
Possession of weapons	6
Burglary	5
Robbery	5
Other crime	3
Bicycle theft	1
Total incidents	263

Within 1 mile during Apr 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
Warwick Academy	Primary	0.1 miles	Good — 9 Feb 2023
Our Lady's Catholic Primary School	Primary	0.5 miles	Requires improvement — 20 Mar 2024
Croyland Primary School	Primary	0.5 miles	Good — 18 Nov 2021
Croyland Nursery School & Day Nursery	Nursery	0.5 miles	Outstanding — 19 Feb 2015
Friars Academy	Other	0.6 miles	Outstanding — 2 Jul 2015

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 Flat, High Street, NN8	£895/mo	2	0.89 miles	OpenRent

Average rent: £895/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £111,875

Target investor price (1%) £89,500

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £13/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

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).

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