12, THE HAYSTACK, DAVENTRY, NN11 0NZ - £482,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

12 THE HAYSTACK is a very large detached house of 209m², built sometime between 1996 and 2002, which could now be worth an estimated £477,788. It was last sold for £482,000 in January 2023, which was around 2% above the average January 2023 detached price in the West Northamptonshire local authority area. The most recent EPC inspection was March 2019, where the current energy rating was C, and the potential energy rating was C.

12 THE HAYSTACK Sold Prices

Land registry data shows four sales for 12 THE HAYSTACK since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the West Northamptonshire local authority area for the corresponding sale date. Two of the four 12 THE HAYSTACK sales were for above the average price, whilst one was for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2023 27 JAN	£482,000	£472,949	2% above HPI
2019 21 NOV	£320,000	£392,731	19% below HPI
2008 24 JUN	£285,000	£283,880	Close to HPI
2002 13 DEC	£223,995	£208,146	8% above HPI

12 THE HAYSTACK Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Northamptonshire local authority area over time, sourced from the HPI. The four 12 THE HAYSTACK sales between December 2002 and January 2023 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the November 2019 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the January 2023 sale, where it rises to 2% above the HPI. The line then continues to track at 2% above the HPI.

What might 12 THE HAYSTACK be worth now?

12 THE HAYSTACK might now be worth an estimated £477,788.

This is based on house price deflation of 0.9%, between January 2023 and December 2024, for detached houses, in the West Northamptonshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.9% deflationary decrease is applied to the most recent sale price for 12 THE HAYSTACK of £482,000 on 27th January 2023. For the value to have decreased from £482,000 to £477,788 over the one month to December 2024, the following assumptions must hold true:

• The value of 12 THE HAYSTACK has moved in line with the HPI for detached houses in the West Northamptonshire local authority area.
• The January 2023 sale price of £482,000 represented a fair market value for the property.
• The size, condition, and specification of 12 THE HAYSTACK has not materially changed since January 2023.

How Large is 12 THE HAYSTACK?

12 THE HAYSTACK is 209m² according to the EPC inspection conducted in March 2019. This puts it in the largest 10% of detached houses houses in Daventry, based on EPC data. The below chart shows the distribution of detached houses houses by size in Daventry, and where 12 THE HAYSTACK lies on this distribution: 96% of detached houses houses are smaller than 12 THE HAYSTACK, and 4% of houses are larger. Note that EPC data is not available for all properties in Daventry.

12 THE HAYSTACK: Plot and Title Map

12 THE HAYSTACK sits on a plot of roughly 0.093 of an acre, or 378m². The below map shows the location of 12 THE HAYSTACK, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12 THE HAYSTACK). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12 THE HAYSTACK?

12 THE HAYSTACK is located in DAVENTRY, in the NN11 postcode district. The below map shows the position of No. 12 on THE HAYSTACK.