# 2 bedroom town house for sale (NN1 3LR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 SPENCER ROAD, NORTHAMPTON, NORTHAMPTONSHIRE NN1 3LR |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £162,500 Apr 2019 |

## Description

A very individual property situated in the heart of Northampton Town Centre. The property is currently let as a two bedroom mid terrace property with one of the ground floor reception rooms used as a bedroom 2. The floor area extends to approximately 750 square feet and boasts a number of character features. The accommodation comprises entrance porch, open plan lounge/kitchen/diner/study area, further reception room/bedroom two. There is a master bedroom and family bathroom to the first floor, with a courtyard garden to the rear. The property is let on periodic assured shorthold tenancy generating £725 per calender month, the property is to be sold with no upper chain.

**Accomodation** - 

**Ground Floor** - 

**Entrance Porch** - 4'09 x 3'09 (1.45m x 1.14m) - Entered via a solid wood front door with hanging space for cloaks. A step down to:-

**Lounge** - 19'05 x 11'11 (5.92m x 3.63m) - An open plan room with carpet fitted and a double glazed sash window to the front elevation. A cast iron firepalce is fitted with  TV and telephone points are connected.

**Kitchen** - Open to the lounge, there is a tiled floor with base and eye level cabinets, wood effect worktops and breakfast bar, stainless steel sink and x4 hob with electric oven below. There is space for a washing machine, slimline dishwasher and fridge/freezer. A step leads to:-

**Study** - 4'08 x 4'08 (1.42m x 1.42m) - A designated work station with power points connected.

**Reception Room/ Bed Two** - 19'10 x 9'07 (6.05m x 2.92m) - Currently used as a bedroom two there is wood effect floor and steps leading to the rear garden.

**First Floor** - 

**Bedroom One** - 22'03 x 8'11 (6.78m x 2.72m) - With replacement double glazed sash windows to the front elevation, the original loading door has been restored and there is a split level to separate the bedroom and dressing area, with carpet throughout.

**Bathroom** - 13'04 x 6'07 (4.06m x 2.01m) - A velux window to the front, with suite comprising bath with tiled walls and shower mixer tap over, WC hand hand wash basin.

**Outside** - A courtyard garden is situated to the rear with a south facing aspect and mainly laid to slab.

**Services** - Main drainage, gas, water and electricity are connected.  Central heating is through radiators from a gas fired boiler which also provides the domestic hot water.  (None of these services has been tested).

**How To Get There** - From Northampton town centre take the A5123 Kettering Road and take the third turning left into Spencer Road where the property can be found at the top on the left hand side.

**Local Amenities** - The property stands close to Northampton town centre within walking distance of the shops, restaurants, cafés and public houses.   The Northampton central bus station, Northampton railway station and the Grosvenor Shopping Centre are situated within a mile.  Guildhall Road is the home of the historic Royal Theatre of Northampton, one of the oldest Repertory Theatres in the country.  Adjacent to the Royal is the Derngate Theatre and opposite is the Northampton Boot and Shoe Museum.

**Doi Ng20082018/8089** - 

You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website.

## Property Photos

- ![Photo](/listings/photos/56520009/1233480)
- ![LOUNGE](/listings/photos/56520009/1233484) - LOUNGE
- ![KITCHEN](/listings/photos/56520009/1233488) - KITCHEN
- ![STUDY](/listings/photos/56520009/1233492) - STUDY
- ![RECEPTION ROOM/ BED TWO](/listings/photos/56520009/1233494) - RECEPTION ROOM/ BED TWO
- ![BEDROOM ONE](/listings/photos/56520009/1233498) - BEDROOM ONE
- ![Photo](/listings/photos/56520009/1233502)
- ![BATHROOM](/listings/photos/56520009/1233507) - BATHROOM
- ![OUTSIDE](/listings/photos/56520009/1233510) - OUTSIDE

## Floorplans

- ![Floorplan 1](/listings/photos/56520009/1233512) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/56520009/1233513) - EPC 1
- ![EPC 2](/listings/photos/56520009/1233514) - EPC 2

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 SPENCER ROAD, NORTHAMPTON, NORTHAMPTONSHIRE, NN1 3LR | £162,500 | 25/04/2019 | Terraced |
| 33 SPENCER ROAD, NORTHAMPTON, NORTHAMPTONSHIRE, NN1 3LR | £124,950 | 14/09/2009 | 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 |
|---------|-------|------|------|
| 86 SOMERSET STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LW | £128,500 | 05/12/2025 | Terraced |
| 58 HENRY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 4JE | £217,000 | 24/11/2025 | Terraced |
| 67 HOOD STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QT | £217,000 | 22/08/2025 | Terraced |
| 9 CLOUTSHAM STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LL | £169,000 | 01/07/2025 | Terraced |
| 9 CLOUTSHAM STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LL | £169,000 | 01/07/2025 | Terraced |
| 37 GRAY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QQ | £179,500 | 20/12/2023 | Terraced |
| 41 HERVEY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QL | £265,000 | 28/11/2023 | Terraced |
| 17A COWPER STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QR | £186,000 | 06/10/2023 | Terraced |
| 56 HENRY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 4JE | £187,000 | 06/10/2023 | Terraced |
| 38 SHAKESPEARE ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QG | £180,000 | 18/08/2023 | Terraced |
| 13 COWPER STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QR | £180,000 | 01/08/2023 | Terraced |
| 15 CLARE STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3JE | £180,000 | 30/05/2023 | Terraced |
| 6 HERVEY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QJ | £200,000 | 14/04/2023 | Terraced |
| 27 CLARE STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3JE | £186,000 | 13/03/2023 | Terraced |
| 56 SOMERSET STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LW | £212,000 | 10/03/2023 | Terraced |
| 40 HERVEY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QJ | £230,000 | 06/01/2023 | Terraced |
| 14 SOMERSET STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LW | £162,000 | 07/12/2022 | Terraced |
| 7 GROVE ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3LH | £195,000 | 30/11/2022 | Terraced |
| 48 GRAY STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QQ | £242,000 | 22/11/2022 | Terraced |
| 56 HOOD STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN1 3QU | £267,500 | 22/11/2022 | Terraced |

**Area average:** £197,625 (20 sales)

## Price vs local average

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

- **Local average:** £236,811 (66 Terraced, NN1, 2024–2026)
- **Deviation:** -26.1%

## Rental Range

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

- **Low:** £965/mo
- **Realistic:** £1,072/mo
- **Optimistic:** £1,179/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Northampton (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £748/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, Poole St, NN1 | £1,200/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 8.2%
- **Cost-to-rent:** 12.2×
- **Monthly cashflow:** £366/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.7%

*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:** -7.6%
- **10y growth:** 21.6%

## House Price Index (HM Land Registry)

*Official index for West Northamptonshire; Terraced series; as of April 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 17.5%
- **10y growth (index):** 43.9%

## 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)