53, BLACKSMITHS WAY, HARTWELL, NORTHAMPTON, NN7 2HY - £120,000

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

53 BLACKSMITHS WAY is a very small semi-detached house of 87m², built sometime between 1976 and 1982. It was last sold for £120,000 in January 2019, which was around 48% below the average January 2019 semi-detached price in the West Northamptonshire local authority area. The most recent EPC inspection was March 2009, where the current energy rating was D, and the potential energy rating was C.

53 BLACKSMITHS WAY Sold Prices

Land registry data shows two sales for 53 BLACKSMITHS WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the West Northamptonshire local authority area for the corresponding sale date. Both of the two 53 BLACKSMITHS WAY sales were 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
2019 11 JAN	£120,000	£230,037	48% below HPI
2001 14 DEC	£89,500	£94,039	5% below HPI

53 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 two 53 BLACKSMITHS WAY sales from December 2001 and January 2019 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 December 2001 sale was for 5% below the HPI. So the extrapolation line tracks at 5% below the HPI over time, until the January 2019 sale, where it falls to 48% below the HPI. The line then continues to track at 48% below the HPI.

What might 53 BLACKSMITHS WAY be worth now?

53 BLACKSMITHS WAY might now be worth an estimated £147,729.

This is based on house price inflation of 23.1%, between January 2019 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 23.1% inflationary increase is applied to the most recent sale price for 53 BLACKSMITHS WAY of £120,000 on 11th January 2019. For the value to have increased from £120,000 to £147,729 over the four years and one month to December 2024, the following assumptions must hold true:

• The value of 53 BLACKSMITHS WAY has moved in line with the HPI for semi-detached houses in the West Northamptonshire local authority area.
• The January 2019 sale price of £120,000 represented a fair market value for the property.
• The size, condition, and specification of 53 BLACKSMITHS WAY has not materially changed since January 2019.

How Large is 53 BLACKSMITHS WAY?

53 BLACKSMITHS WAY is 87m² according to the EPC inspection conducted in March 2009. 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 53 BLACKSMITHS WAY lies on this distribution: 15% of semi-detached houses houses are smaller than 53 BLACKSMITHS WAY, and 85% of houses are larger. Note that EPC data is not available for all properties in Hartwell.

53 BLACKSMITHS WAY: Plot and Title Map

53 BLACKSMITHS WAY sits on a plot of roughly 0.079 of an acre, or 321m². The below map shows the location of 53 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 53 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 53 BLACKSMITHS WAY?

53 BLACKSMITHS WAY is located in HARTWELL, in the NN7 postcode district. The below map shows the position of No. 53 on BLACKSMITHS WAY.