# 5 bedroom detached house for sale (NN6 9AU) ## Property Details | Key | Value | |-----|-------| | Address | HIGHFIELD, MOULTON ROAD, NORTHAMPTON, PITSFORD, WEST NORTHAMPTONSHIRE NN6 9AU | | Price | £825,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Construction age | England and Wales: 1983-1990 | | Floor area | 229 m² | | Last sold | £840,000 Jun 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 24/03/2031 - **Current heating cost:** £2,462/year - **Est. upgrade cost to C:** £15,770 ### Recommendations - A (£100 - £350) - W1 (£800 - £1,200) - W2 (£4,000 - £6,000) - E (£45) - 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/2251-3004-0207-1169-8204) ## Description A fine and individually constructed, in the 1980’s, detached family home enjoying established and well tended gardens surrounding the property of just over half an acre with a rural aspect and development potential. **Location** - The village of Pitsford is situated approximately 5 miles north of Northampton. The village is well placed for communications with easy access to the A43 and A508 convenient access to both the M1 and A14 (A1/M1 link). Train services are available from Northampton to London Euston together with services from Wellingborough station into London St Pancras. The village is surrounded by attractive countryside and Pitsford Water offers water sports, fishing and country walks it also has a church, public house and primary school and is home to the independent Northamptonshire Grammar School.. Other leisure facilities in the area include golf at Church Brampton and Harlestone. **Accommodation** - **Ground Floor** - The accommodation is approached via a hardwood door into the reception hall with stairs that rise to the first floor accommodation, doors to all principal rooms, cloakroom with WC and wash hand basin with fitted cupboards to one wall and a further store/boot room with fitted cupboards. The sitting room’s main feature is the open fireplace and French doors into the conservatory which is of Upvc construction overlooking the deep front garden. Double doors give access to the dining room which has fitted book shelving to one wall. The kitchen/breakfast room is fitted with a range of light oak facing cabinets, ample working surfaces incorporating a sink unit, plumbing for dishwasher, space for range style cooker and a door to the rear garden. The utility room also has selection of cupboards, working surfaces incorporating a sink unit, plumbing for a washing machine, space for dryer, floor standing electric boiler and a door into the garage. **First Floor** - There is a walk-in airing/laundry room with hot water cylinder and ample shelving. The master bedroom has an en-suite bathroom and dressing room with ample fitted wardrobes, access from the landing or dressing room to bedroom four which has a walk-in store room. There are two further double bedrooms both with wardrobe recess’s and bedroom five/study which has sliding doors with a Juliette balcony enjoying a rural aspect. There is also a family bathroom with shower cubicle, bath, vanity unit wash basin and WC. **Outside** - Highfield is located on the outskirts of the village within a short distance of Pitsford Water, the approach is through a five bar gate onto a gravelled driveway providing ample parking for several vehicles, mainly lawned gardens with deep and planted borders. Delightful gardens of over half an acre, surround the property and has the potential to extend the current accommodation or to build a separate dwelling, subject to consent, with outline approval which has now lapsed, granted in 2000 and subsequently renewed in 2003 (DA/2003/1148). There are various established trees and shrubs, a kitchen garden, paved patio, greenhouse , gardens sheds and hedgerows backing onto pasture land. **Double Garage** - With up and over doors and unique spiral wine cellar. **Floorplan** - Howkins & Harrison provide these plans for reference only - they are not to scale. **Viewing** - Strictly by prior appointment via the agents. . **Fixtures And Fittings** - Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliances have been tested by the agents and they are not certified or warranted in any way. **Services** - None of the available services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity and drainage services. There is NO GAS to the house, ALL ELECTRIC. **Local Authority** - Daventry District Council Tel:01327-871100. **Council Tax** - Band - G. **Important Notice** - Every care has been taken with the preparation of these Sales Particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point, which is of particular importance let us know and we will verify it for you. These Particulars do not constitute a contract or part of a contract. All measurements are approximate. The Fixtures, Fittings, Services & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are provided for general information and it cannot be inferred that any item shown is included in the sale. Plans are provided for general guidance and are not to scale. ## Property Photos - ![705220 (21).jpg](/listings/photos/104713034/708049) - 705220 (21).jpg - ![705220 (2).jpg](/listings/photos/104713034/708051) - 705220 (2).jpg - ![705220 (3).jpg](/listings/photos/104713034/708052) - 705220 (3).jpg - ![705220 (5).jpg](/listings/photos/104713034/708055) - 705220 (5).jpg - ![705220 (4).jpg](/listings/photos/104713034/708056) - 705220 (4).jpg - ![705220 (6).jpg](/listings/photos/104713034/708057) - 705220 (6).jpg - ![705220 (7).jpg](/listings/photos/104713034/708059) - 705220 (7).jpg - ![705220 (8).jpg](/listings/photos/104713034/708062) - 705220 (8).jpg - ![705220 (9).jpg](/listings/photos/104713034/708063) - 705220 (9).jpg - ![705220 (11).jpg](/listings/photos/104713034/708064) - 705220 (11).jpg - ![705220 (12).jpg](/listings/photos/104713034/708067) - 705220 (12).jpg - ![705220 (13).jpg](/listings/photos/104713034/708070) - 705220 (13).jpg - ![705220 (14).jpg](/listings/photos/104713034/708073) - 705220 (14).jpg - ![705220 (15).jpg](/listings/photos/104713034/708076) - 705220 (15).jpg - ![705220 (16).jpg](/listings/photos/104713034/708080) - 705220 (16).jpg - ![705220 (1).jpg](/listings/photos/104713034/708083) - 705220 (1).jpg - ![705220 (17).jpg](/listings/photos/104713034/708086) - 705220 (17).jpg - ![705220 (10).jpg](/listings/photos/104713034/708090) - 705220 (10).jpg - ![705220 (18).jpg](/listings/photos/104713034/708094) - 705220 (18).jpg - ![705220 (19).jpg](/listings/photos/104713034/708099) - 705220 (19).jpg - ![705220 (20).jpg](/listings/photos/104713034/708104) - 705220 (20).jpg - ![Pro-map.jpg](/listings/photos/104713034/708109) - Pro-map.jpg ## Floorplans - ![605dc3a9c679e-705220.jpg](/listings/photos/104713034/708112) - 605dc3a9c679e-705220.jpg ## EPC Graphs - ![EE Rating](/listings/photos/104713034/708116) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HIGHFIELD MOULTON ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AU | £840,000 | 28/06/2021 | 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 | |---------|-------|------|------| | 34 MANOR ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AR | £380,000 | 28/01/2025 | Detached | | [Same street] PITSFORD HALL THE DOWER HOUSE MOULTON ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AU | £880,000 | 11/10/2024 | Semi-detached | | [Same street] MERRY MARSHES MOULTON ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AU | £770,000 | 09/08/2024 | Detached | | 11 BROADLANDS, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AZ | £450,000 | 04/09/2023 | Detached | | 2 THE GREEN, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AU | £435,000 | 31/05/2023 | Detached | | AMBERGATE GRANGE LANE, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AL | £760,000 | 15/05/2023 | Detached | | THE OLD CHAPEL MANOR ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AR | £270,000 | 09/12/2022 | Detached | | [Same street] THE RIDINGS MOULTON ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AU | £640,000 | 08/09/2022 | Detached | | 27 MANOR ROAD, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AR | £525,750 | 15/07/2022 | Detached | | THE COTTAGE GLEBE LANE, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AH | £390,000 | 17/03/2022 | Detached | | 3 HIGH STREET, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AD | £605,000 | 10/03/2022 | Detached | | 10 BROADLANDS, PITSFORD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN6 9AZ | £480,000 | 30/09/2021 | Detached | **Street average:** £763,333 (3 sales) **Area average:** £477,306 (9 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £510,311 (62 Detached, NN6, 2024–2026) - **Deviation:** +61.7% ## 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):** £1,157/mo ## 1% Rule - **Rent ratio:** 0.13% (weak for cashflow) - **Max investor price (0.8%):** £134,000 - **Target investor price (1%):** £107,200 *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:** £3,603/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.2% - **10y growth:** 32.8% ## House Price Index (HM Land Registry) *Official index for West Northamptonshire; Detached series; as of March 2026.* - **1y growth (index):** 2.2% - **5y growth (index):** 17.1% - **10y growth (index):** 38.3% ## 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)