# 3 bedroom detached house for sale (NN7 4FH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 REED PLACE, NORTHAMPTON, HARPOLE, WEST NORTHAMPTONSHIRE NN7 4FH |
| Price | £365,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £370,000 Dec 2023 |

## Description

An immaculate three bedroom detached home, beautifully presented throughout and located in a highly sought after area on the edge of Harpole. 

This superb property offers modern, light filled accommodation ideal for family living, with a spacious lounge and a stylish open plan kitchen/dining room featuring contemporary units and direct access to the rear garden. The home benefits from three well proportioned bedrooms, including a generous principal bedroom with a modern ensuite shower room, alongside a sleek family bathroom and additional downstairs WC.

Externally, the property boasts a well maintained rear garden, perfect for entertaining or relaxing, while to the front there is off road parking leading to a single garage, there is also an electric car charger point. 

Finished to an exceptional standard, this home is truly move in ready and would suit buyers seeking a low maintenance, high quality property in a popular location with excellent transport links and local amenities nearby.

EPC Rating: B. Council Tax Band: D.

**MATERIAL INFORMATION**Type - Detached houseAge/Era - Ask AgentTenure - FreeholdGround Rent - Ask AgentService Charge - Ask AgentCouncil Tax - Band DEPC Rating - BElectricity Supply - MainsGas Supply - MainsWater Supply - MainsSewerage Supply - MainsBroadband Supply - Ask AgentMobile Coverage - Depends on providerHeating - Central Heating, Gas Central Heating, Gas Heating, Double GlazedParking - Off-street, Private, Driveway, Garage, Single GarageEV Charging - Ask AgentAccessibility - Ask AgentCoastal Erosion Risk - Ask AgentFlood Risks - Has not flooded in the last 5 years, No flood defencesMining Risks - Ask AgentRestrictions - Ask AgentObligations - No restrictions, No private right of way, No Public right of way, No easements/servitudes/wayleavesRights and Easements - Ask Agent

## Property Photos

- ![REED PLACE](/listings/photos/174613139/588096) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588097) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588098) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588099) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588100) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588102) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588105) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588108) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588110) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588111) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588112) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588113) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588115) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588117) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588118) - REED PLACE
- ![REED PLACE](/listings/photos/174613139/588120) - REED PLACE

## Floorplans

- ![Floor Plan 1](/listings/photos/174613139/588123) - Floor Plan 1

## EPC Graphs

- ![EPC](/listings/photos/174613139/588124) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 REED PLACE, HARPOLE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN7 4FH | £370,000 | 15/12/2023 | 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 |
|---------|-------|------|------|
| 17 DOUGLAS ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XX | £415,000 | 26/03/2025 | Detached |
| [Same street] 5 REED PLACE, HARPOLE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN7 4FH | £275,000 | 17/11/2023 | Semi-detached |
| 15 VINCENT CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6YA | £310,000 | 30/10/2023 | Detached |
| [Same street] 3 REED PLACE, HARPOLE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN7 4FH | £277,500 | 27/10/2023 | Semi-detached |
| 63 WRENBURY ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XZ | £565,000 | 25/10/2023 | Detached |
| 16 DOUGLAS ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XX | £500,000 | 07/07/2023 | Detached |
| 5 ENFIELD CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XY | £370,000 | 12/06/2023 | Detached |
| 7 ROUNDWOOD WAY, DUSTON, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6GJ | £442,500 | 14/12/2022 | Detached |
| 95 WRENBURY ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XZ | £435,000 | 02/12/2022 | Detached |
| 24 VIENNE CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6HE | £310,000 | 26/09/2022 | Detached |
| 46 MARTEL CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6HA | £265,000 | 29/07/2022 | Detached |
| 19 BERRYWOOD DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6GA | £517,000 | 29/07/2022 | Detached |
| 8 BERRYWOOD DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6GB | £280,000 | 14/07/2022 | Detached |
| 77 WRENBURY ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XZ | £370,000 | 04/07/2022 | Detached |
| 14A DOUGLAS ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XX | £510,000 | 01/07/2022 | Detached |
| 26 VIENNE CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6HE | £325,000 | 23/05/2022 | Detached |
| 29 VIENNE CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6HE | £370,000 | 07/01/2022 | Detached |
| 14 DOUGLAS ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6XX | £451,000 | 20/08/2021 | Detached |
| 17 ST CRISPIN CRESCENT, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN5 6GD | £380,000 | 13/08/2021 | Detached |

**Street average:** £276,250 (2 sales)
**Area average:** £400,912 (17 sales)

## Price vs local average

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

- **Local average:** £570,203 (56 Detached, NN7, 2024–2026)
- **Deviation:** -36%

## 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):** £898/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, Acorn Road, NN5 | £1,350/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed Semi-Detached House, Acorn Road, NN5 | £1,300/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed End Terrace, Main Road, NN5 | £1,400/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Terraced House, Ashwood Road, NN5 | £1,350/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £1,350/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.5×
- **Monthly cashflow:** £-247/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*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:** 12.2%
- **10y growth:** 18.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.3%
- **5y growth (index):** 17.4%
- **10y growth (index):** 36.9%

## 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)