Flat 17, Grove Works, 40 Grove Road, Northampton, NN1 3LT

UPRN:15108982Flat/Maisonette2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band EEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 17, Grove Works, 40 Grove Road, Northampton, NN1 3LT

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£176,000

£167k - £185kHigh

Estimate

£176k

Range

£167k – £185k

Rent Estimate (pcm)

£900

£800 - £950

Monthly

£900

Yield

6.17%

Verdict

Derived from HomePortfolio scores

Flat 17 earns an INVESTIGATE rating with HP Score 74/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

53/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 14Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +0.6% (HIGH), sold-comps +3.8%, £/sqft +4.1%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 15108982· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%· as of 24 Oct 2026
Rental economics8.1/40
gross yield 6.2%; range width penalty ×0.87
- valuation_snapshotsrent estimate 900/mo (range 800-950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -341/mo, -38% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 396 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.6/15
342 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£131,000£201,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£175,000

At the asking price

Monthly rent£900/mo

Evidenced range £800-£950

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £32/mo
Cash on cash: 0.7%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 15108982Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 800-950)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 900/mo (range 800-950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 396 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£176,000

Rent Estimate (pcm)£900

Gross Yield6.17%

1y Growth-

3y Growth-0.1%

5y Growth+0.7%

10y Growth+3.2%

Last Sold Price£215,000 (2004-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NN1 3LT

Approval Rate

-12mo

Development

low

2026/4421/PA
To determine if prior approval is required for a proposed Change of use from Commercial, Business and Service (Use Class E) to Dwellinghouses (Use Class C3) [under schedule 2, Part 3, Class MA of the above order] for the creation of 8x self contained residential dwellings.
Pending
2026/4243/COND
Discharge of Condition 17 [Windows] of Planning Permission 2026/0556/S73 [Variation of Condition 2 (approved plans) of planning permission WNN/2022/0173 to substitute the approved drawings with as-built drawings to reflect the development as constructed, including the retention of part of the northern elevation, minor alterations to window openings, and associated internal and external amendments of planning permission WNN/2022/0173 (Conversion of existing factory building (Use Class B2) to 19 no self-contained flats for supported living (Use Class C2) and associated works including external alterations, formation of new vehicular access, creation of under croft parking, stopping up existing access, creation of amenity space and partial demolition)]
Pending
2026/4064/PA
To determine if Prior Approval required [under Schedule 2, Part 3, Class MA of the above order] for the conversion of the Upper floors from offices to one 3x bed residential flat
Pending

View Planning Timeline

Ownership

Corporate Ownership65.4%
Overseas OwnershipNo
Lease Term Remaining101 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2004-10-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,059

Population Density-

Owner Occupied33%

Age Distribution

0-15 20%16-64 75%65+ 5%

View Area Profile

Schools Nearby

The CE Academy
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Northampton International Academy
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Castle Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
New Horizons Academy
0.5 mi
Inspected as The Spires Academy (URN 142926) on 14 Nov 2023

0 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Grove Works, 40 Grove Road
-
£190k
-
Grove Works, 40 Grove Road
-
£193k
-
Grove Works, 40 Grove Road
-
£185k
-
Grove Works, 40 Grove Road
-
£260k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN