Sold STC Detached

19 THE WILLOWS

KETTERING, THRAPSTON, NORTH NORTHAMPTONSHIRE NN14 4LY

4 beds 2 baths 1,324 sq ft Listed 12 Apr 2022 (-1560d)

£399,995

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# 4 bedroom detached house for sale (NN14 4LY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 19 THE WILLOWS, KETTERING, THRAPSTON, NORTH NORTHAMPTONSHIRE NN14 4LY |
| Price | £399,995 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 123 m² |
| Last sold | £380,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 26/01/2032
- **Current heating cost:** £848/year
- **Est. upgrade cost to C:** £17,150

### Recommendations
- W2 (£4,000 - £6,000)
- E (£50)
- I (£2,200 - £3,000)
- 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/2131-3013-6209-5052-1204)

## Description

The market town of Thrapston offers many facilities to its residents including shops, pubs, schools, doctors and dentists and is conveniently located for rural and riverside walks. The new Rushden Lakes development is just a short drive away and provides additional high-street shopping and a Waitrose store. Other entertainment amenities also include a multi-screen cinema and several restaurants.

Thrapston is conveniently located for the major road network links of the A14 and A45 leading to the M1 and M6 and train stations in Kettering, Corby, Huntington and Peterborough allow access to the capital within the hour.

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

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## Floorplans

- ![Floorplan 1](/listings/photos/122301395/1250360) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/122301395/1250361) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 THE WILLOWS, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4LY | £380,000 | 04/10/2022 | 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 |
|---------|-------|------|------|
| 39 MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS | £499,999 | 19/05/2022 | Detached |
| 81A MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS | £315,000 | 10/02/2022 | Detached |
| 115 MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS | £395,000 | 10/02/2022 | Detached |
| [Same street] 17 THE WILLOWS, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4LY | £427,500 | 16/09/2021 | Detached |

**Street average:** £427,500 (1 sale)
**Area average:** £403,333 (3 sales)

## Price vs local average

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

- **Local average:** £402,523 (71 Detached, NN14, 2024–2026)
- **Deviation:** -0.6%

## Rental Range

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

- **Low:** £886/mo
- **Realistic:** £984/mo
- **Optimistic:** £1,082/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £992/mo

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £123,000
- **Target investor price (1%):** £98,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,252/m²

## Capital growth trend

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

- **5y growth:** 4.8%
- **10y growth:** 26.5%

## House Price Index (HM Land Registry)

*Official index for North Northamptonshire; Detached series; as of April 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 16.5%
- **10y growth (index):** 48.6%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

123 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£380,000 Oct 2022

Price per m²

£3,252/m²

Local average

£402,523 (-0.6%)

Street crime

20 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

This beautiful and spacious home is situated on a small and popular development within easy walking distance of Thrapston town centre and many country side walks n=on your doorstep. The property is presented to a high standard of decoration throughout offering well proportioned rooms: entrance hall, downstairs cloakroom, large lounge with feature fireplace and double doors lead through to separate dining room and large stylish fitted breakfast kitchen with integrated appliances. To the first floor are four bedrooms with the master bedroom affording a refitted en-suite shower room and further family bathroom. Set amidst a delightful plot with a detached double garage to the side and enclosed gardens to the rear. An internal inspection is highly recommended.

The market town of Thrapston offers many facilities to its residents including shops, pubs, schools, doctors and dentists and is conveniently located for rural and riverside walks. The new Rushden Lakes development is just a short drive away and provides additional high-street shopping and a Waitrose store. Other entertainment amenities also include a multi-screen cinema and several restaurants.

Thrapston is conveniently located for the major road network links of the A14 and A45 leading to the M1 and M6 and train stations in Kettering, Corby, Huntington and Peterborough allow access to the capital within the hour.

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.

Listed by

Thrapston

Simpson & Partners

Reference: 122301395

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 27/01/2022

Expiry date: 26/01/2032

Current heating cost: £848/year

Potential heating cost: £743/year

Est. upgrade cost to C: £17,150

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£50)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	04/10/2022 (3 years ago)	£380,000	—

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
39 MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS	£499,999	19/05/2022	Detached
81A MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS	£315,000	10/02/2022	Detached
115 MIDLAND ROAD, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4JS	£395,000	10/02/2022	Detached
Same street 17 THE WILLOWS, THRAPSTON, KETTERING, NORTH NORTHAMPTONSHIRE, NN14 4LY	£427,500	16/09/2021	Detached

Street average: £427,500 (1 sale)

Area average: £403,333 (3 sales)

Capital growth trend

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

5y growth 4.8%

10y growth 26.5%

House Price Index (HM Land Registry — official index, not sold-price averages): North Northamptonshire. Series: Detached. As of April 2026.

1y (index) 2.4%

5y (index) 16.5%

10y (index) 48.6%

Rental Range

Estimated market rent for North Northamptonshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £886/mo

Realistic £984/mo

Optimistic £1,082/mo

Based on Local Authority from postcode lookup → North Northamptonshire.

LHA (30th percentile) floor for Northants Central: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NN14 4LY

Nearby

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

Type	Name	Distance
Shop	Thrapston Farm & Garden	0.0 miles
Shop	Sky Barber	0.1 miles
Bus stop	Library (opp)	0.1 miles
Bus stop	Library (adj)	0.1 miles
Train station	Wicksteed Park	7.1 miles
Train station	Kettering	8.1 miles
Hospital	Procurement & Supplies Department (Stores)	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	6
Anti-social behaviour	5
Vehicle crime	4
Burglary	2
Public order	2
Other crime	1
Total incidents	20

Within 1 mile during May 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
Progress Schools - Thrapston	Other	0.3 miles	Requires improvement — 15 Jan 2024
Thrapston Primary School	Primary	0.3 miles	Good — 13 Nov 2022
Woodford Church of England Primary School	Primary	1.9 miles	Good — 8 Jun 2016
Titchmarsh Church of England Primary School	Primary	2.0 miles	Good — 15 Mar 2012
Ringstead Church of England Primary School	Primary	2.1 miles	Good — 13 May 2024

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.25%

Max investor price (0.8%) £123,000

Target investor price (1%) £98,400

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).