28 New Croft, Weedon, Northampton, NN7 4RJ

UPRN:28016269-Beds -Built 1950-1966

Tenure: -Council Tax: Band CEPC: E (46)

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

28 New Croft, Weedon, Northampton, NN7 4RJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£276,000

£249k - £304kMedium

Estimate

£276k

Range

£249k – £304k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

28 New Croft earns an INVESTIGATE rating with HP Score 60/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (35/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

17/ 100

Moderate

Walkability

35/ 100

Mixed

Transit & Bike

Transit 12Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +5.8% (MEDIUM)] → measured edge +0.00pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 28016269· as of 13 Oct 2026
Risk & liquidity12.9/15
324 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 28016269Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£276,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.2%

5y Growth+0.9%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NN7 4RJ

Approval Rate

-12mo

Development

low

2026/3710/PIP
Permission in principle for up to 8no. dwellings
Pending
2026/3453/FULL
Conversion of the existing agricultural barn to form a single dwelling, with porch and single garage extension to the existing dwelling.
Pending
2026/2877/TPO
T1: Walnut - 30% crown reduction/thin canopy and crown raise
Approved

View Planning Timeline

Ownership

Corporate Ownership76.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,059

Population Density-

Owner Occupied58%

Age Distribution

0-15 19%16-64 60%65+ 21%

View Area Profile

Schools Nearby

Weedon Bec Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Flore Church of England Primary School
1.2 mi
Good
The Bliss Charity School
2.2 mi
Good
Newnham Primary School
2.9 mi
Good

0 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 New Croft
-
£220k
-
4 New Croft
-
£250k
-
10 New Croft
-
£312k
-
48 New Croft
-
£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