Northamptonshire Housing Market Update June 2025

1. County-wide overview (Northamptonshire)

Average price & monthly activity (May 2024 – Apr 2025)

• The average property price across the county is around £306,000, with a median of £272,000.
• This represents a slight drop of approximately £1,400 over the year (-0.5%), following a relatively static trend (en.wikipedia.org, plumplot.co.uk).
• Transactions have slowed: about 10,100 sales over the past 12 months, a decrease of 4.7% (‑535 sales) (plumplot.co.uk).

Property type breakdown

• Average for resales: £304k.
• Average for new builds: £341k (plumplot.co.uk).

Sale price ranges (May 2024–Apr 2025)

• Top-selling bracket: £300k–£400k (21.1% of sales).
• Second: £200k–£250k (20%).
• Only 0.5% of sales exceeded £1 million (plumplot.co.uk, thetimes.co.uk).

County ranking

• Within England & Wales (55 counties), Northamptonshire ranks 26th for average house price (plumplot.co.uk).

Overall: prices are steady, with a modest dip in volume—a cautious but not emphatically bearish market.

2. Local Authority Areas Comparison

Northamptonshire is split into North Northamptonshire (Corby, Kettering, Wellingborough, East Northants) and West Northamptonshire (Northampton, Daventry, South Northants, including Towcester & Brackley). Their dynamics vary significantly.

2.1 North Northamptonshire

• Average house price: £258,000 in April 2025, up 5.7% year-on-year (April 2024–25) (en.wikipedia.org, ons.gov.uk).
• Private rent average: £918/month in May 2025 (+7.7% YoY) (ons.gov.uk).
• Price by property type (Apr 2025): detached £413k, semi £255k, terraced £202k, flats £123k (ons.gov.uk).
• First-time buyers: £221k average (+6.1%) (ons.gov.uk).
• Mortgaged buyers: £258k (+6.1%) (ons.gov.uk).

Take‑away: A more dynamic market, with prices rising strongly—especially for larger homes—while rental growth is solidly robust.

2.2 West Northamptonshire

• Average house price: £298,000 in April 2025, up 8.4% YoY (ons.gov.uk).
• Rental average: £1,039/month in May 2025 (+9.1%) (ons.gov.uk).
• Price by type: detached £482k, semi £291k, terraced £237k, flats £148k (ons.gov.uk).
• First-time buyers: £248k (+9.0%) (ons.gov.uk).
• Mortgaged buyers: £297k (+8.8%) (ons.gov.uk).

Take‑away: Even more pronounced growth—especially in rentals—with detached properties pulling up the averages.

3. Key Town Profiles – Local Trends & Context

3.1 Northampton (county’s largest town)

• Average sale price: roughly £297k (postcode-level), or £283k as per Rightmove’s town-wide stat .
• Price has been flat over the year (only modest increases) .
• Sales: 9.5k transactions over 12 months; a 3.4% drop from prior year (plumplot.co.uk).
• New-builds average £333k; resales £295k .
• Houses for detached/semi/terraced averaged £407k, £277k, £236k respectively .
• Postcode disparities: NN1 2 avg £142k vs NN13 5 avg £564k (plumplot.co.uk).
• Market distribution: most sales in the £200k–£400k brackets .

Summary: A broad, mature market. Price plateauing; slower turnover.

3.2 Daventry

• Part of West Northamptonshire, reflecting the strong WN trends.
• Local planning saw cancelled housing field plans earlier this year after residents’ intervention (en.wikipedia.org).
• Daventry’s market: likely part of the £298k regional average.
• Past campaign influences may temper new developments, balancing supply.

Summary: Prices growing similarly to West Northants averages, though community-led planning could limit volume supply.

3.3 Wellingborough

• In North Northamptonshire, home to ~2,500 businesses. A hub undergoing major expansion: 3,200 new homes and related infrastructure (schools, retail) .
• Average prices align with North Northants data (~£258k).
• Economic diversification supports longer-term market stability.

3.4 Rushden (East Northants)

• No direct price stats found, but as part of North Northants, likely close to the area’s ~£258k average.
• Impacts from county-wide dynamics and proximity to Wellingborough may boost activity.

3.5 Towcester & Brackley (West Northants)

• Towcester saw mixed reactions to a new DHL logistics park—planning approved by March 2025 (en.wikipedia.org, horts.co.uk).
• Brackley: local election discussion focused on broadband, schooling, roads—community infrastructure central to the market (en.wikipedia.org).
• Average prices are close to the £298k West Northants figure; Brackley’s higher living standards may push its average upward.

3.6 Corby

• Rapid expansion zone: population expected to double over 30 years, with large estates and town-centre renewal (en.wikipedia.org).
• Prices are anchored around North Northants average but with long-term growth potential from regeneration.

4. Monthly Snapshot (May–June 2025)

4.1 Transaction levels

• County-wide sales slowed ~4.7% YoY (10.1k sales) (plumplot.co.uk).
• Northampton alone fell 3.4%, with 9.5k sales (plumplot.co.uk).
• Market shows reduced turnover—not a crash, but conservatism among buyers and sellers.

4.2 Price movements

• North Northants: +5.7% YoY to £258k .
• West Northants: +8.4% YoY to £298k .
• County-wide: slight overall reduction, but driven by local disparities .

4.3 Rental market

• North Northants: £918/month (+7.7%) (ons.gov.uk).
• West Northants: £1,039/month (+9.1%) (ons.gov.uk).
• Rent growth continues faster than house prices—reflects ongoing demand from tenants.

5. Drivers Behind the Data

• Supply constraints: community resistance in Daventry; restrained development in Brackley & Towcester.
• Regeneration efforts: Wellingborough, Corby, Northampton benefit from regional investment and infrastructure.
• Economic strength: Motorsport Valley (Brackley, Northampton) and diverse local employment continue to support demand (en.wikipedia.org).
• Rising mortgage pressures: mortgage rates made cautious buyers, slowing turnover even if prices remain stable.

6. Buyers & Sellers: What This Means

For buyers

• North Northants (e.g., Wellingborough, Corby, Rushden): rising but still moderately priced (~£258k). Good choices, potential gains.
• West Northants (Northampton, Daventry, Towcester, Brackley): higher costs (£298k) but stable growth—ideal for longer-term dwellers.
• Renters: rising rents offer an opportunity if saving for a deposit but expect competition in rental stock.

For sellers

• Detached properties continue to be strong assets (up to £482k).
• In growth location zones (e.g. Corby, Wellingborough), early sellers might enjoy capital appreciation.
• Sellers in commuter belts should price strategically—market demands realism in valuations.

7. Town-by-town Summary Table

8. Outlook for the Coming Months

• Price outlook: slow to mid-single-digit rises in West Northants; moderate growth in North Northants.
• Transaction trend: volume expected to remain steady or rise slightly as mortgage certainty returns.
• Rental outlook: continued upward movement—9–10% annual rises still visible.
• Development impact: new homes in Wellingborough and Corby will gradually add supply; policy friction in Daventry etc. may limit pace.
• Economic context: stable job market, with expansion in high‑tech and green sectors, supports market resilience (ons.gov.uk).

9. IN SUMMARY

Over the past month, Northamptonshire’s housing market has continued to evolve in a measured way. The West is experiencing stronger growth, especially in higher-value segments, while the North and central areas (including Northampton itself) are rising more gradually. A slowdown in sales volumes indicates cautious sentiment—likely driven by mortgage rate pressure. Meanwhile, rents are climbing, buoyed by persistent demand.

Each major town reflects this broader trend:

• Northampton: broad market showing stability, modest gains.
• Daventry, Towcester, Brackley: buoyant, community‑focused markets, supported by local infrastructure and priced around £298k.
• Wellingborough, Corby, Rushden: more affordable at ~£258k, with growth fuelled by regeneration and new development.

For Stakeholders

• Buyers: Good opportunity in North Northants; pay attention to market values in West towns.
• Sellers: Detached properties gain interest; realistic pricing is critical in lower-demand areas.
• Investors: Rental yields benefit from rising rents (Northern side especially).
• Developers/Planners: Growth opportunities exist, but community consultation and infrastructure provision will influence planning success.

Final Take — A Detailed Summary Conclusion

Northamptonshire’s housing market, over the last month and indeed the preceding year, presents a compelling portrait of a region balancing economic resilience, steady demand, and shifting affordability pressures. A closer examination of each of its main towns — Northampton, Daventry, Wellingborough, Rushden, Towcester, Corby and Brackley — illustrates how local factors shape an otherwise county-wide story of cautious optimism, tempered price growth and a resilient rental sector.

To begin with, the overarching theme is one of modest but real growth in average prices, accompanied by a notable moderation in the pace of transactions. County-wide, the average property price now sits around £306,000, with some variance between the North and West local authority areas. While the North Northamptonshire region — comprising Corby, Wellingborough, Rushden and surrounding parts — shows an average just above £258,000, the West, which includes Northampton, Daventry, Towcester and Brackley, consistently commands higher values, averaging £298,000 in recent months.

This price gap between the North and West speaks volumes about the dual character of Northamptonshire’s market. The western side of the county has long benefited from its stronger connectivity to Milton Keynes, Oxford and London, as well as the relative affluence and historic charm of market towns like Towcester and Brackley. These towns draw buyers seeking a more rural or semi-rural lifestyle while remaining within commuting distance of major urban job hubs. It is this semi-rural appeal, combined with the economic backbone of local industries — from motorsport engineering to logistics — that sustains above-average prices.

In contrast, the North, historically more industrial and with a legacy of post-war urban growth, remains slightly more affordable. Corby, Wellingborough and Rushden are all experiencing pockets of regeneration and new housing supply, which, while placing gentle upward pressure on prices, also help moderate excessive inflation by adding to stock levels. Wellingborough, in particular, is undergoing significant expansion, with planned large-scale residential developments paired with improvements to local schools, retail and transport links. Such investment in infrastructure not only boosts local employment and economic prospects but also reassures buyers that these areas will appreciate in value over time.

Turning to the past month specifically, Northamptonshire’s market has displayed resilience despite the broader national picture of economic uncertainty and higher mortgage costs. Across the county, average prices edged slightly higher year-on-year — 5.7% in North Northamptonshire and an even stronger 8.4% in West Northamptonshire. These figures might seem optimistic against the backdrop of more subdued national averages, but they are credible given the region’s mix of affordable new-build supply and premium rural housing stock. Detached houses continue to command a premium, averaging over £482,000 in the West and around £413,000 in the North. Such homes remain highly sought-after by families upsizing or relocating from more expensive southern counties.

However, while prices have stayed buoyant, transaction volumes have dipped modestly. Total annual sales county-wide fell by about 4.7% compared to the preceding year, with Northampton itself seeing a 3.4% drop in completed transactions. This decline is not dramatic — indeed, it is relatively mild compared to sharper slowdowns reported in some overheated commuter belt markets. It does, nonetheless, reflect a certain caution among buyers who are contending with higher borrowing costs, stricter mortgage affordability criteria, and the lingering uncertainty over interest rate movements.

In parallel with this measured sales slowdown, Northamptonshire’s rental market has strengthened considerably, further underscoring the region’s housing demand fundamentals. Average rents have risen strongly over the past twelve months — by 7.7% in North Northamptonshire and by over 9% in West Northamptonshire. The average monthly rent now stands at £918 in the North and £1,039 in the West, figures that would have seemed steep only a few years ago. This sustained rent inflation signals that many prospective buyers are remaining in the rental sector longer, either saving for a larger deposit or hesitating to commit to a mortgage in an unpredictable rate environment.

The rental story is particularly pertinent for investors and buy-to-let landlords. Given the continued imbalance between supply and demand in the rental sector, landlords are in a relatively strong position to achieve rising yields, especially in towns like Corby and Wellingborough where regeneration projects are likely to attract young professionals and families looking for decent quality rental homes. Conversely, for tenants, rising rents add to cost-of-living pressures and reinforce the barriers to entering the homeownership ladder — a dynamic playing out nationwide but clearly visible here too.

A few local nuances are especially worth highlighting. Northampton, the county town and largest urban centre, shows a market that has largely plateaued in price terms. While new-builds remain popular and pockets of the town continue to gentrify, the average resale price hovers just below £300,000. This reflects Northampton’s mature housing stock and broad social diversity: upmarket districts with Victorian terraces and detached family homes counterbalance more affordable areas with starter homes and ex-local authority properties. The town’s centrality, excellent road links and growing employment in logistics and distribution keep it an attractive bet for buyers and investors alike, though price growth will likely remain moderate rather than spectacular.

Daventry, Towcester and Brackley all typify the more aspirational semi-rural West Northants story. Daventry’s market has faced some local planning controversy this year, with certain proposed housing sites scrapped after community pushback. This demonstrates how local voices can influence the supply pipeline, which in turn may tighten availability and support price resilience in the mid-term. Towcester, similarly, has seen planning decisions around large commercial hubs — like the approved DHL logistics park — which will both provide jobs and potentially increase housing demand. Brackley, meanwhile, benefits from its close links to Silverstone and the so-called Motorsport Valley economy, attracting higher-income households and helping maintain prices at the upper end of the local spectrum.

Meanwhile, in the North, Wellingborough and Corby stand out for their ambitious regeneration visions. Corby’s transformation over the past two decades from a post-industrial town into a growing family-friendly settlement is well documented, and the next phase of its evolution — focused on town centre renewal and strategic housing estates — should attract new buyers priced out of Northampton and beyond. Wellingborough’s housebuilding push, with thousands of new units and accompanying infrastructure, is set to make it one of the county’s fastest-growing towns, though managing that growth sustainably will be critical to community acceptance.

Rushden, though smaller, shares Wellingborough’s affordability and connectivity, positioned neatly for those commuting to Bedford, Milton Keynes or even London St Pancras via nearby Wellingborough station. Although its house price data is less widely reported on its own, it naturally aligns with the broader North Northamptonshire trends.

Taking this all together, the clear conclusion is that Northamptonshire remains a stable, attractive market with localised opportunities and challenges. For buyers, especially first-time buyers, North Northamptonshire towns continue to offer relatively affordable entry points, with good long-term upside as regeneration bears fruit. For families wanting larger homes in a rural or semi-rural setting, the West remains a premium destination, but they should be prepared for higher asking prices and tighter competition.

For sellers, the message is to be realistic yet confident. Detached and semi-detached homes are still achieving strong offers when priced sensibly. However, over-ambitious pricing may deter cautious buyers, especially given the current lending climate. Vendors in regeneration areas should time sales carefully, balancing the benefit of recent improvements with the risk of local market saturation if multiple developments complete simultaneously.

For investors and landlords, the rental market remains fertile ground. Consistently rising rents and healthy tenant demand make buy-to-let in Northamptonshire more attractive than in many overheated southern markets where yields have compressed sharply. Investors may find particularly good value in Wellingborough, Corby and Rushden — towns with expanding employment bases and relatively low purchase prices for the rental income they can generate.

In short, the Northamptonshire housing market is neither frothy nor stagnant. It is a microcosm of balanced regional England: steady price performance, realistic transaction volumes, and an unmistakable appetite for well-planned growth. In the months ahead, further interest rate adjustments and national economic signals will continue to influence sentiment. However, the local fundamentals — strong employment clusters, manageable house price levels relative to London and the South East, and an improving infrastructure backdrop — all suggest that Northamptonshire is well positioned to weather any wider economic softening.

Stakeholders — from home buyers to planners, estate agents and developers — should approach the coming year with a clear-eyed understanding of these dynamics. Patience, careful market timing, and an awareness of local nuances will be the keys to success in this ever-evolving county housing landscape.