# 3 bedroom ground floor flat for sale (NN18 9EQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE NN18 9EQ |
| Price | £49,500 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 113 m² |
| Last sold | £150,000 Oct 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/04/2034
- **Current heating cost:** £1,063/year
- **Est. upgrade cost to C:** £5,000

### Recommendations
- W2 (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9384-3037-9204-4524-1200)

## Description

An established THREE BEDROOMED ground floor flat requiring refurbishment but offered for sale with NO CHAIN. Features include a garage conversion, separate lounge, double glazing, gas radiator central heating, front and rear gardens and a DRIVEWAY provides OFF ROAD PARKING space.

PVC door to:

ENTRANCE HALL: Airing cupboard, doors to:

LOUNGE: 16'8 (max) x14'10 (5.08m x 4.52m). Double glazed window to side and rear elevation, double glazed door to garden, radiator, coved ceiling. 

KITCHEN/BREAKFAST ROOM: 17'4x11'2 (5.28m x 3.40m). Double glazed window to front elevation, in need of total refitting, archway through to: 

FAMILY ROOM: 16'6x8'12 (5.03m x 2.74m). Double glazed window to front elevation, coved ceiling, radiator. 

BEDROOM 1: 21'4x8'4 (6.50m x 2.54m). Double glazed window and door to side elevation, coved ceiling, two radiators.

BEDROOM 2: 14'6x8'4 (4.42m x 2.54m). Double glazed window to side elevation, coved ceiling, radiator. 

BEDROOM 3/STUDY: 7'6x7'6 (2.29m x 2.29m). Double glazed window to side elevation, cupboard, coved ceiling. 

BATHROOM: Comprising a corner bath, wash hand basin, double glazed window to side elevation.

SEPARATE WC: To a comprise a low level WC, double glazed window to side elevation, coved ceiling.

OUTSIDE:

FRONT: A lawned frontage with a DRIVEWAY to side.

REAR: Lawned enclosed by timber fencing.

VIEWING: 

STRICTLY BY APPOINTMENT THROUGH THE AGENTS, 

SIMPSON WEST, 64 CORPORATION STREET, CORBY, NN17 1NH (TEL) 01536 202007, (FAX) 01536 202008

## Property Photos

- ![Photo](/listings/photos/24858110/698251)

## EPC Graphs

- ![EPC 1](/listings/photos/24858110/698253) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £150,000 | 24/10/2024 | 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 |
|---------|-------|------|------|
| 22 BEDE CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9PD | £117,000 | 24/11/2023 | Flat |
| 70 MINDEN CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EP | £163,000 | 18/09/2023 | Flat |
| [Same street] 23 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £209,950 | 28/07/2023 | Terraced |
| [Same street] 38 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £132,500 | 21/07/2023 | Flat |
| [Same street] 18 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £196,000 | 30/06/2023 | Semi-detached |
| 98 BEDE CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9PE | £246,000 | 23/01/2023 | Flat |
| 77 DRESDEN CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EN | £125,000 | 16/11/2022 | Flat |
| [Same street] 8 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £139,000 | 02/09/2022 | Flat |
| [Same street] 17 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £220,000 | 19/08/2022 | Terraced |
| 6 GREENLAND WALK, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9DH | £220,000 | 28/07/2022 | Flat |
| 71 MINDEN CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EP | £150,000 | 15/07/2022 | Flat |
| 74 MINDEN CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EP | £137,000 | 06/05/2022 | Flat |
| 1 MINDEN CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EW | £150,000 | 17/01/2022 | Flat |
| 84 FINLAND WAY, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9DZ | £145,000 | 27/09/2021 | Flat |
| 113 FINLAND WAY, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9DZ | £110,000 | 23/09/2021 | Flat |
| [Same street] 12 HERFORD CLOSE, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9EQ | £150,000 | 17/09/2021 | Flat |
| 95 FINLAND WAY, CORBY, NORTH NORTHAMPTONSHIRE, NN18 9DZ | £140,500 | 25/06/2021 | Flat |

**Street average:** £174,575 (6 sales)
**Area average:** £154,864 (11 sales)

## Price vs local average

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

- **Local average:** £115,786 (7 Flat, NN18, 2024–2026)
- **Deviation:** -57.2%

## 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):** £793/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Greig Walk, NN18 | £995/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Terraced House, Nansen Walk, NN18 | £1,150/mo | 3 | 0.39 miles | OpenRent |
| 3 Bed Semi-Detached House, Lavender Close, NN18 | £1,100/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,082/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 2.22% (strong)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 26.7%
- **Cost-to-rent:** 3.8×
- **Monthly cashflow:** £770/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 64.4%

*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:** £438/m²

## Capital growth trend

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

- **5y growth:** 9.2%
- **10y growth:** 32.5%

## House Price Index (HM Land Registry)

*Official index for North Northamptonshire; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** 6.5%
- **10y growth (index):** 33%

## 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)