Sold House

9 HAYSTACK CLOSE

WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE NN8 1GJ

3 beds 3 baths 904 sq ft Listed 14 Jul 2025 (-336d)

£325,000

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# 3 bedroom house for sale (NN8 1GJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE NN8 1GJ |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Floor area | 84 m² |
| Last sold | £320,000 Nov 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 26/09/2033
- **Current heating cost:** £490/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2438-3003-8301-2797-8200)

## Description

Upon entering, you are greeted by a spacious reception room that offers a warm and inviting atmosphere. The three well-appointed bedrooms provide ample space for relaxation and privacy, while the cloakroom, en-suite and family bathroom ensure convenience for all residents.

One of the standout features of this property is its landscaped front and rear gardens, ideal for enjoying the outdoors and soaking up the sunshine during the warmer months. Imagine sipping your morning coffee in the tranquillity of your own garden!

Furthermore, this house comes with the added benefit of having a number of years remaining on its NHBC warranty, providing peace of mind for the new owners.

Conveniently located in close proximity to Wellingborough train station, commuting to work or exploring the surrounding areas couldn't be easier.

Don't miss out on the opportunity to make this lovely property your new home. Contact us today to arrange a viewing and experience the charm of Haystack Close for yourself.

**Living Room** - 5.69m x 3.23m (18'8 x 10'7) -

**Kitchen Dining Room** - 5.46m x 3.35m  (17'11 x 11'0 ) -

**Wc** -

**Master Bedroom** - 3.40m x 3.02m (11'2 x 9'11) -

**Ensuite** - 2.46m x 1.19m (8'1 x 3'11) -

**Bedroom** - 3.51m x 3.40m (11'6 x 11'2) -

**Bedroom** - 2.87m x 2.46m (9'5 x 8'1) -

**Bathroom** - 1.96m x 1.96m (6'5 x 6'5) -

## Property Photos

- ![DSC_0591.jpg](/listings/photos/164459921/271553) - DSC_0591.jpg
- ![DSC_0573.jpg](/listings/photos/164459921/271563) - DSC_0573.jpg
- ![DSC_0570.jpg](/listings/photos/164459921/271569) - DSC_0570.jpg
- ![DSC_0575.jpg](/listings/photos/164459921/271573) - DSC_0575.jpg
- ![DSC_0577.jpg](/listings/photos/164459921/271576) - DSC_0577.jpg
- ![DSC_0562.jpg](/listings/photos/164459921/271580) - DSC_0562.jpg
- ![DSC_0558.jpg](/listings/photos/164459921/271581) - DSC_0558.jpg
- ![DSC_0561.jpg](/listings/photos/164459921/271583) - DSC_0561.jpg
- ![DSC_0564.jpg](/listings/photos/164459921/271586) - DSC_0564.jpg
- ![DSC_0567.jpg](/listings/photos/164459921/271587) - DSC_0567.jpg
- ![DSC_0557.jpg](/listings/photos/164459921/271589) - DSC_0557.jpg
- ![DSC_0566.jpg](/listings/photos/164459921/271591) - DSC_0566.jpg
- ![DSC_0565.jpg](/listings/photos/164459921/271592) - DSC_0565.jpg
- ![DSC_0580.jpg](/listings/photos/164459921/271593) - DSC_0580.jpg
- ![DSC_0581.jpg](/listings/photos/164459921/271594) - DSC_0581.jpg
- ![DSC_0585.jpg](/listings/photos/164459921/271595) - DSC_0585.jpg

## Floorplans

- ![chandlerbing-High.jpg](/listings/photos/164459921/271596) - chandlerbing-High.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £320,000 | 13/11/2023 | 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 |
|---------|-------|------|------|
| [Same street] 12 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £278,000 | 11/04/2025 | Semi-detached |
| [Same street] 4 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £250,000 | 31/10/2023 | Semi-detached |
| [Same street] 7 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £310,000 | 29/09/2023 | Detached |
| [Same street] 5 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £315,000 | 26/09/2023 | Detached |
| [Same street] 3 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ | £370,000 | 22/09/2023 | Detached |

**Street average:** £304,600 (5 sales)

## Price vs local average

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

- **Local average:** £459,967 (9 Other, NN8, 2024–2026)
- **Deviation:** -29.3%

## Rental Range

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

- **Low:** £820/mo
- **Realistic:** £911/mo
- **Optimistic:** £1,002/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 Semi-Detached House, Prescod Close, NN8 | £1,450/mo | 3 | 0.98 miles | OpenRent |

**Average rent: £1,450/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £0/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0%

*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:** £3,736/m²

## Capital growth trend

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

- **5y growth:** -63.1%
- **10y growth:** -77.9%

## House Price Index (HM Land Registry)

*Official index for East Midlands; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 17.5%
- **10y growth (index):** 51.9%

## 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)

DSC_0591.jpg DSC_0573.jpg DSC_0570.jpg DSC_0575.jpg DSC_0577.jpg DSC_0562.jpg DSC_0558.jpg DSC_0561.jpg DSC_0564.jpg DSC_0567.jpg DSC_0557.jpg DSC_0566.jpg DSC_0565.jpg DSC_0580.jpg DSC_0581.jpg DSC_0585.jpg

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Property details

Tenure

FREEHOLD

Floor area

84 m²

EPC rating

Last sold

£320,000 Nov 2023

Price per m²

£3,736/m²

Local average

£459,967 (-29.3%)

Street crime

53 incidents within 1 mile (Apr 2026)

Key features

Three Bedroom Detached
Kitchen/Diner
Cloakroom, Ensuite & Family Bathroom
Landscaped Rear Garden
Off Road Parking
Close Proximity to Wellingborough Train Station

Additional details

Parking: Yes
Garden: Yes

Description

Welcome to this charming three-bedroom detached house located in the sought-after area of Haystack Close, Wellingborough, situated on a private cul-de-sac. This modern property boasts a delightful kitchen/diner, perfect for hosting family and friends.

Upon entering, you are greeted by a spacious reception room that offers a warm and inviting atmosphere. The three well-appointed bedrooms provide ample space for relaxation and privacy, while the cloakroom, en-suite and family bathroom ensure convenience for all residents.

One of the standout features of this property is its landscaped front and rear gardens, ideal for enjoying the outdoors and soaking up the sunshine during the warmer months. Imagine sipping your morning coffee in the tranquillity of your own garden!

Furthermore, this house comes with the added benefit of having a number of years remaining on its NHBC warranty, providing peace of mind for the new owners.

Conveniently located in close proximity to Wellingborough train station, commuting to work or exploring the surrounding areas couldn't be easier.

Don't miss out on the opportunity to make this lovely property your new home. Contact us today to arrange a viewing and experience the charm of Haystack Close for yourself.

Living Room - 5.69m x 3.23m (18'8 x 10'7) -

Kitchen Dining Room - 5.46m x 3.35m (17'11 x 11'0 ) -

Wc -

Master Bedroom - 3.40m x 3.02m (11'2 x 9'11) -

Ensuite - 2.46m x 1.19m (8'1 x 3'11) -

Bedroom - 3.51m x 3.40m (11'6 x 11'2) -

Bedroom - 2.87m x 2.46m (9'5 x 8'1) -

Bathroom - 1.96m x 1.96m (6'5 x 6'5) -

Listed by

Wellingborough

Oscar James Estate Agents LLP

Reference: 164459921

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 27/09/2023

Expiry date: 26/09/2033

Current heating cost: £490/year

Potential heating cost: £490/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

chandlerbing-High.jpg

Price history

Event	Date	Price	% change
Sold	13/11/2023 (2 years ago)	£320,000	—

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
Same street 12 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ	£278,000	11/04/2025	Semi-detached
Same street 4 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ	£250,000	31/10/2023	Semi-detached
Same street 7 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ	£310,000	29/09/2023	Detached
Same street 5 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ	£315,000	26/09/2023	Detached
Same street 3 HAYSTACK CLOSE, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1GJ	£370,000	22/09/2023	Detached

Street average: £304,600 (5 sales)

Capital growth trend

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

5y growth -63.1%

10y growth -77.9%

House Price Index (HM Land Registry — official index, not sold-price averages): East Midlands. Series: All dwelling types. As of March 2026.

1y (index) 0.7%

5y (index) 17.5%

10y (index) 51.9%

Rental Range

Estimated market rent for East Midlands. Low = conservative, Realistic = average, Optimistic = best case.

Low £820/mo

Realistic £911/mo

Optimistic £1,002/mo

Based on Postcode area NN → East Midlands.

LHA (30th percentile) floor for Northants Central: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NN8 1GJ

Nearby

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

Type	Name	Distance
Bus stop	Unknown	0.1 miles
Bus stop	Irthlinborough Road (E-bound)	0.2 miles
Shop	Goodley & Howell	0.8 miles
Train station	Wellingborough	0.8 miles
Hospital	Isebrook Hospital	1.3 miles
Hospital	Kettering General Hospital - Nene Park	2.9 miles
Train station	Wicksteed Park	5.6 miles
University	University of Northampton St Georges Avenue	10.6 miles
University	University of Northampton - School of Podiatry	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	16
Vehicle crime	12
Anti-social behaviour	9
Burglary	5
Drugs	3
Public order	3
Possession of weapons	2
Criminal damage and arson	1
Other crime	1
Other theft	1
Total incidents	53

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
Stanton Cross Primary School	Primary	0.1 miles	— (No rating)
Rowan Gate Primary School -Two Sites and Two Satellites	Other	1.1 miles	Outstanding — 26 Mar 2014
Victoria Primary Academy	Primary	1.1 miles	Good — 1 Aug 2023
Highfield Nursery School	Nursery	1.1 miles	Good — 31 Mar 2019
All Saints CEVA Primary School and Nursery	Primary	1.2 miles	Good — 21 Sep 2022

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 Semi-Detached House, Prescod Close, NN8	£1,450/mo	3	0.98 miles	OpenRent

Average rent: £1,450/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 5.4%

Cost-to-rent ratio 18.7×

Monthly cashflow £0/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0%

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).