# 3 bedroom semi-detached house for sale (NN2 8AW) ## Property Details | Key | Value | |-----|-------| | Address | 11 BARNFIELD CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE NN2 8AW | | Price | £345,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1967-1975 | | Floor area | 103 m² | | Last sold | £340,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 17/06/2035 - **Current heating cost:** £998/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3735-9826-3500-0878-1292) ## Description We're pleased to welcome to the market this beautifully presented three-bedroom semi-detached property, ideally located on Barnfield Close, just off the sought-after Welford Road in Kingsthorpe. Benefitting from a single garage and off-road parking, the home has been thoughtfully extended to the rear, offering spacious and flexible accommodation perfectly suited to modern family living. A bright entrance hall leads into the property, featuring a practical work-from-home nook and a stylish ground floor bathroom with a walk-in shower. To the front, there is a generous lounge, while the rear boasts an impressive extended lounge/diner that flows into a characterful wooden-framed conservatory. The well-appointed kitchen offers ample space and garden access, creating a functional and sociable ground floor layout. Upstairs, the property comprises two double bedrooms, a good-sized single room, and a separate WC. The mature rear garden is a true highlight, thoughtfully designed with multiple zones, including a dining area, a summer house with electricity, a pond, and a charming herb garden. This outdoor space offers both tranquillity and versatility, ideal for relaxing or entertaining. Situated in a desirable part of Kingsthorpe, the property is close to local shops, parks, well-regarded schools, and enjoys excellent transport links into Northampton town centre and beyond. A wonderful opportunity to secure a distinctive and well-cared-for home in a sought-after location. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. QKI250232/2 ## Property Photos - ![Picture No. 29](/listings/photos/163408193/735957) - Picture No. 29 - ![Picture No. 11](/listings/photos/163408193/735958) - Picture No. 11 - ![Picture No. 13](/listings/photos/163408193/735959) - Picture No. 13 - ![Picture No. 14](/listings/photos/163408193/735960) - Picture No. 14 - ![Picture No. 15](/listings/photos/163408193/735961) - Picture No. 15 - ![Picture No. 18](/listings/photos/163408193/735962) - Picture No. 18 - ![Picture No. 24](/listings/photos/163408193/735963) - Picture No. 24 - ![Picture No. 07](/listings/photos/163408193/735964) - Picture No. 07 - ![Picture No. 08](/listings/photos/163408193/735965) - Picture No. 08 - ![Picture No. 23](/listings/photos/163408193/735966) - Picture No. 23 - ![Picture No. 02](/listings/photos/163408193/735967) - Picture No. 02 - ![Picture No. 03](/listings/photos/163408193/735968) - Picture No. 03 - ![Picture No. 04](/listings/photos/163408193/735969) - Picture No. 04 - ![Picture No. 20](/listings/photos/163408193/735970) - Picture No. 20 - ![Picture No. 06](/listings/photos/163408193/735971) - Picture No. 06 - ![Picture No. 09](/listings/photos/163408193/735972) - Picture No. 09 - ![Picture No. 10](/listings/photos/163408193/735973) - Picture No. 10 - ![Picture No. 12](/listings/photos/163408193/735974) - Picture No. 12 - ![Picture No. 17](/listings/photos/163408193/735975) - Picture No. 17 - ![Picture No. 16](/listings/photos/163408193/735976) - Picture No. 16 - ![Picture No. 01](/listings/photos/163408193/735977) - Picture No. 01 - ![Picture No. 19](/listings/photos/163408193/735978) - Picture No. 19 - ![Picture No. 21](/listings/photos/163408193/735979) - Picture No. 21 - ![Picture No. 22](/listings/photos/163408193/735980) - Picture No. 22 - ![Picture No. 25](/listings/photos/163408193/735981) - Picture No. 25 - ![Picture No. 27](/listings/photos/163408193/735982) - Picture No. 27 ## Floorplans - ![Floorplan](/listings/photos/163408193/735983) - Floorplan - ![Floorplan](/listings/photos/163408193/735984) - Floorplan - ![Floorplan](/listings/photos/163408193/735985) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/163408193/735986) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 BARNFIELD CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AW | £340,000 | 28/01/2026 | Semi-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 | |---------|-------|------|------| | 14 THORNBY DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HB | £250,000 | 18/12/2025 | Semi-detached | | 9 BADGERS WALK, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AU | £245,000 | 28/11/2025 | Semi-detached | | 38 NORTHFIELD WAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AN | £252,000 | 21/11/2025 | Semi-detached | | 79 KINGSWAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HN | £267,280 | 19/09/2025 | Semi-detached | | 22 THORNBY DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HB | £295,000 | 21/08/2025 | Semi-detached | | 151 WELFORD ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AJ | £390,000 | 25/07/2025 | Semi-detached | | 4 POACHERS WAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AY | £240,000 | 11/12/2023 | Semi-detached | | 11 KINGSWAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HD | £180,000 | 30/11/2023 | Semi-detached | | 168 WELFORD ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AL | £210,000 | 24/11/2023 | Semi-detached | | 49 HODDER STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8FW | £325,000 | 03/11/2023 | Semi-detached | | 20 THORNBY DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HB | £220,000 | 31/10/2023 | Semi-detached | | 3 HODDER STREET, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8FW | £250,000 | 29/09/2023 | Semi-detached | | 34 LIDDINGTON WAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8DR | £200,000 | 01/09/2023 | Semi-detached | | 23 BISHOPS DRIVE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 6QR | £255,000 | 25/08/2023 | Semi-detached | | 164 WELFORD ROAD, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AL | £260,000 | 03/05/2023 | Semi-detached | | 54 FOXGROVE AVENUE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HQ | £298,000 | 24/04/2023 | Semi-detached | | 2 LIDDINGTON WAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8DR | £295,000 | 22/12/2022 | Semi-detached | | 59 KINGSWAY, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HD | £100,657 | 08/12/2022 | Semi-detached | | 24 FOXGROVE AVENUE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8HQ | £315,000 | 09/11/2022 | Semi-detached | | [Same street] 5 BARNFIELD CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AW | £320,000 | 27/10/2022 | Semi-detached | | 38 BARLEY LANE, KINGSTHORPE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AT | £260,000 | 17/10/2022 | Semi-detached | | [Same street] 10 BARNFIELD CLOSE, NORTHAMPTON, WEST NORTHAMPTONSHIRE, NN2 8AW | £330,000 | 30/09/2022 | Semi-detached | **Street average:** £325,000 (2 sales) **Area average:** £255,397 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £271,546 (41 Semi-detached, NN2, 2024–2026) - **Deviation:** +27.1% ## 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 Leicester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £773/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 Terraced House, Newington Road, NN2 | £1,050/mo | 3 | 0.42 miles | OpenRent | | 3 Bed Terraced House, Newington Road, NN2 | £1,095/mo | 3 | 0.42 miles | OpenRent | | 3 Bed End Terrace, Nene Place, NN5 | £1,450/mo | 3 | 0.75 miles | OpenRent | **Average rent: £1,198/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £136,875 - **Target investor price (1%):** £109,500 *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 £1,095/mo).* - **Gross yield:** 3.8% - **Cost-to-rent:** 26.3× - **Monthly cashflow:** £-398/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.8% *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).* ## Price per Square Metre - **£/m²:** £3,350/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 13.8% - **10y growth:** 53.4% ## House Price Index (HM Land Registry) *Official index for West Northamptonshire; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.2% - **5y growth (index):** 19.1% - **10y growth (index):** 45.4% ## 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)