45, BLACKSMITHS WAY, HARTWELL, NORTHAMPTON, NN7 2HY - £188,000

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

45 BLACKSMITHS WAY is a very small semi-detached house of 92m², built sometime between 1967 and 1975, which could now be worth an estimated £302,623. It was last sold for £188,000 in July 2014, which was around 7% above the average July 2014 semi-detached price in the West Northamptonshire local authority area. The most recent EPC inspection was July 2012, where the current energy rating was D, and the potential energy rating was B.

45 BLACKSMITHS WAY Sold Prices

Land registry data shows three sales for 45 BLACKSMITHS WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the West Northamptonshire local authority area for the corresponding sale date. The three 45 BLACKSMITHS WAY sales were a mix of above the average price, and roughly equal to 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
2014 9 JUL	£188,000	£175,929	7% above HPI
2008 18 JUL	£167,500	£168,250	Close to HPI
2005 31 MAR	£154,000	£152,582	1% above HPI

45 BLACKSMITHS WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the West Northamptonshire local authority area over time, sourced from the HPI. The three 45 BLACKSMITHS WAY sales between March 2005 and July 2014 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 July 2008 sale roughly matched the HPI. So the extrapolation line tracks roughly in line with the HPI over time, until the July 2014 sale, where it rises to 7% above the HPI. The line then continues to track at 7% above the HPI.

What might 45 BLACKSMITHS WAY be worth now?

45 BLACKSMITHS WAY might now be worth an estimated £302,623.

This is based on house price inflation of 61%, between July 2014 and December 2024, for semi-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 61% inflationary increase is applied to the most recent sale price for 45 BLACKSMITHS WAY of £188,000 on 9th July 2014. For the value to have increased from £188,000 to £302,623 over the nine years and seven months to December 2024, the following assumptions must hold true:

• The value of 45 BLACKSMITHS WAY has moved in line with the HPI for semi-detached houses in the West Northamptonshire local authority area.
• The July 2014 sale price of £188,000 represented a fair market value for the property.
• The size, condition, and specification of 45 BLACKSMITHS WAY has not materially changed since July 2014.

How Large is 45 BLACKSMITHS WAY?

45 BLACKSMITHS WAY is 92m² according to the EPC inspection conducted in July 2012. This puts it in the smallest 20% of semi-detached houses houses in Hartwell, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hartwell, and where 45 BLACKSMITHS WAY lies on this distribution: 20% of semi-detached houses houses are smaller than 45 BLACKSMITHS WAY, and 80% of houses are larger. Note that EPC data is not available for all properties in Hartwell.

45 BLACKSMITHS WAY: Plot and Title Map

45 BLACKSMITHS WAY sits on a plot of roughly 0.117 of an acre, or 474m². The below map shows the location of 45 BLACKSMITHS WAY, 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 45 BLACKSMITHS WAY). 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 45 BLACKSMITHS WAY?

45 BLACKSMITHS WAY is located in HARTWELL, in the NN7 postcode district. The below map shows the position of No. 45 on BLACKSMITHS WAY.