# 4 bedroom cottage for sale (NN12 8US) ## Property Details | Key | Value | |-----|-------| | Address | 37 HIGH STREET, TOWCESTER, SILVERSTONE, WEST NORTHAMPTONSHIRE NN12 8US | | Price | £725,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Last sold | £700,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** D - **Expiry date:** 12/02/2026 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £1,562/year - **Est. upgrade cost to C:** £25,500 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - 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/9678-4014-6252-8936-9970) ## Description Detached stone & brick cottage in Silverstone village. Four bedrooms, ensuite to master, family bathroom, kitchen/dining room, sItting room, family room and cloakroom. Generous gardens with bespoke studio outbuilding, driveway parking for several vehicles and garage. EPC Rating: E**Property Information** • Local authority West Northamptonshire Council • Mains water & drainage • Gas Central heating • Timber double glazing **Studio** Fully insulated, with power/light connected, hot water and macerating toilet. **Garden** Front and generous rear garden occupying a plot of approx. 0.20 acres. **Parking - Garage** **Parking - Driveway** Parking for several vehicles. ## Property Photos - ![Photo](/listings/photos/151017986/1445955) - ![Photo](/listings/photos/151017986/1445956) - ![Photo](/listings/photos/151017986/1445961) - ![Photo](/listings/photos/151017986/1445970) - ![Photo](/listings/photos/151017986/1445971) - ![Photo](/listings/photos/151017986/1445978) - ![Photo](/listings/photos/151017986/1445981) - ![Photo](/listings/photos/151017986/1445983) - ![Photo](/listings/photos/151017986/1445986) - ![Photo](/listings/photos/151017986/1445988) - ![Photo](/listings/photos/151017986/1445991) - ![Photo](/listings/photos/151017986/1445998) - ![Photo](/listings/photos/151017986/1446001) - ![Photo](/listings/photos/151017986/1446004) - ![Photo](/listings/photos/151017986/1446006) - ![Photo](/listings/photos/151017986/1446016) - ![Photo](/listings/photos/151017986/1446020) - ![Photo](/listings/photos/151017986/1446021) - ![Photo](/listings/photos/151017986/1446026) - ![Photo](/listings/photos/151017986/1446030) - ![Photo](/listings/photos/151017986/1446033) - ![Photo](/listings/photos/151017986/1446035) - ![Photo](/listings/photos/151017986/1446036) - ![Photo](/listings/photos/151017986/1446038) - ![Photo](/listings/photos/151017986/1446040) - ![Photo](/listings/photos/151017986/1446042) - ![Photo](/listings/photos/151017986/1446043) - ![Photo](/listings/photos/151017986/1446047) - ![Photo](/listings/photos/151017986/1446049) - ![Photo](/listings/photos/151017986/1446051) - ![Photo](/listings/photos/151017986/1446053) - ![Photo](/listings/photos/151017986/1446056) - ![Photo](/listings/photos/151017986/1446058) - ![Photo](/listings/photos/151017986/1446061) - ![Photo](/listings/photos/151017986/1446065) ## Floorplans - ![All](/listings/photos/151017986/1446069) - All - ![House](/listings/photos/151017986/1446074) - House - ![Ground Floor](/listings/photos/151017986/1446078) - Ground Floor - ![First Floor](/listings/photos/151017986/1446082) - First Floor - ![Studio](/listings/photos/151017986/1446085) - Studio - ![Garage](/listings/photos/151017986/1446087) - Garage ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 37 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £700,000 | 06/02/2026 | 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 | | 2 THE WOODLANDS, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TS | £650,000 | 26/11/2025 | Detached | | 8 FORESTERS LANE, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8XZ | £505,000 | 30/08/2024 | 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 | | [Same street] 7A HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £675,000 | 06/12/2023 | Detached | | [Same street] 15 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £240,000 | 14/11/2023 | Semi-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 | | 7 THE WOODLANDS, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8TS | £647,000 | 08/09/2023 | 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 | | [Same street] 14 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £455,000 | 11/07/2022 | Detached | | 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] 70 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £295,000 | 13/05/2022 | Semi-detached | | [Same street] 52 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £365,000 | 23/12/2021 | Terraced | | [Same street] 33B HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £285,000 | 18/11/2021 | Semi-detached | | [Same street] 29 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £815,000 | 11/11/2021 | Detached | | [Same street] 50 HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £292,000 | 27/09/2021 | Terraced | | [Same street] 33C HIGH STREET, SILVERSTONE, TOWCESTER, WEST NORTHAMPTONSHIRE, NN12 8US | £275,000 | 06/08/2021 | Semi-detached | **Street average:** £410,778 (9 sales) **Area average:** £505,818 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £529,555 (39 Detached, NN12, 2024–2026) - **Deviation:** +36.9% ## Rental Range *ONS Price Index of Private Rents (West Northamptonshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £968/mo - **Realistic:** £1,075/mo - **Optimistic:** £1,183/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 | 0.17 miles | OpenRent | **Average rent: £1,850/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.26% (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:** 3.1% - **Cost-to-rent:** 32.7× - **Monthly cashflow:** £-1,215/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.9% *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:** £5,035/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -6.7% - **10y growth:** 35.9% ## House Price Index (HM Land Registry) *Official index for West Northamptonshire; Detached series; as of May 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 16.6% - **10y growth (index):** 35% ## 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)