# 2 bedroom coach house for sale (NN8 1FG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 SULGRAVE WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE NN8 1FG |
| Price | £205,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £205,000 Oct 2024 |

## Description

Simpson and Weekley are delighted to offer for sale this nearly new two bedroom coach house property.  This coach house would make a perfect family home with two bedrooms, family bathroom, lounge  and rarely offering two single garages.  

This home is still in excellent condition throughout and must be seen to be fully appreciated. Perfect for 1st time buyer or as an investment opportunity.  Situated on the popular 'Stanton Cross' Estate and located within walking distance to Wellingborough Train Station, which provides a direct link to London St. Pancras (journey time approx. 55 minutes) with trains coming every 30 minutes. The property is also close to schooling, the town centre and local amenities. Please note there is an £80 per year charge to Crabtree Estates for outside maintenance of green areas etc This is a must view property call today to book your viewing. EPC C/80 and Council Tax Band B.

## Property Photos

- ![IMG_3533.JPG](/listings/photos/145850186/1615023) - IMG_3533.JPG
- ![IMG_3535.JPG](/listings/photos/145850186/1615024) - IMG_3535.JPG
- ![IMG_3525.JPG](/listings/photos/145850186/1615025) - IMG_3525.JPG
- ![IMG_3530.JPG](/listings/photos/145850186/1615026) - IMG_3530.JPG
- ![IMG_3524.JPG](/listings/photos/145850186/1615027) - IMG_3524.JPG
- ![IMG_3509.JPG](/listings/photos/145850186/1615028) - IMG_3509.JPG
- ![IMG_3512.JPG](/listings/photos/145850186/1615029) - IMG_3512.JPG
- ![IMG_3517.JPG](/listings/photos/145850186/1615030) - IMG_3517.JPG
- ![IMG_3527.JPG](/listings/photos/145850186/1615031) - IMG_3527.JPG

## Floorplans

- ![3Sulgrave-High.jpg](/listings/photos/145850186/1615032) - 3Sulgrave-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/145850186/1615033) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 SULGRAVE WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1FG | £205,000 | 03/10/2024 | Detached |
| 3 SULGRAVE WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1FG | £189,955 | 08/08/2019 | 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 |
|---------|-------|------|------|
| 48 DRIVER WAY, WELLINGBOROUGH, NORTH NORTHAMPTONSHIRE, NN8 1TA | £295,000 | 25/10/2023 | Other |

**Area average:** £295,000 (1 sale)

## Price vs local average

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

- **Local average:** £459,967 (9 Other, NN8, 2024–2026)
- **Deviation:** -55.4%

## Rental Range

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

- **Low:** £887/mo
- **Realistic:** £985/mo
- **Optimistic:** £1,084/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 Semi-Detached House, Britannia Gardens Wellingborough, NN8 | £1,000/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed End Terrace, Knox Road, NN8 | £1,200/mo | 2 | 0.61 miles | OpenRent |
| 2 Bed Semi-Detached House, Talbot Road North, NN8 | £1,150/mo | 2 | 0.68 miles | OpenRent |

**Average rent: £1,117/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £203/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.1%

*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:** -85.9%
- **10y growth:** 16789.2%

## House Price Index (HM Land Registry)

*Official index for North Northamptonshire; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 16.4%
- **10y growth (index):** 49.8%

## 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)