By Jason Wells, Branch Manager – Northwood Northampton
The Northampton property market has seen its fair share of change over the last few years. From the fast-paced post-pandemic boom to the recent shifts in interest rates, it’s been a mixed bag for buyers and sellers alike.
But where does the market stand now? Whether you’re thinking of selling your home or you’re hoping to buy in Northampton, understanding the current trends is key to making smart decisions.
Here at Northwood Northampton, we speak to buyers and sellers every day. And as someone who’s worked in this market for over 10 years, I can tell you: local insight matters more than ever. So let’s take a closer look at where things stand.
House prices in Northampton: where are we now?
According to the latest Rightmove House Price Index (August 2025), UK house prices have remained relatively steady overall, though price adjustments are becoming more common in some areas.
In Northampton, average asking prices currently sit around £270,000, a slight dip from last year’s figures but still above pre-pandemic levels. The Land Registry data for NN1 to NN5 postcodes shows a 1.9% year-on-year drop in sold prices, suggesting a cooling market – but not a crashing one.
At Northwood, we’ve noticed:
- 3-bed semis and terraced homes remain in high demand
- Properties priced between £200,000 and £400,000 are attracting the most attention
- Price-sensitive buyers are negotiating more assertively
Jason says: “We’re still seeing well-presented homes sell quickly – especially in popular areas like Abington, Kingsthorpe and Duston – but overpricing is a real risk in today’s climate. Sellers need to stay grounded and work with agents who understand local demand.”
Who’s buying in Northampton?
Despite national economic uncertainty, Northampton continues to appeal to a broad mix of buyers:
- First-time buyers are still active, especially with 5% deposit mortgage schemes making a return.
- Second-steppers are looking for more space as flexible working becomes the norm.
- London relocators are drawn to the town’s transport links (under an hour by train to Euston), more affordable homes and lifestyle perks.
- Buy-to-let investors are still interested, although more selective than before due to tighter yields.
Zoopla’s most recent Buyer Demand Index shows a 12% increase in searches for Northampton properties since June. School catchment areas, parking and garden space are topping wish lists.
Is there enough housing stock?
One of the biggest talking points in 2025 is supply – or the lack of it.
Nationally, Rightmove reports that the number of new listings is up 6% compared to this time last year. However, buyer demand still outpaces supply in many parts of Northampton.
At Northwood Northampton, we’re finding that:
- Family homes in good condition are being snapped up quickly
- Bungalows and single-storey properties remain scarce
- Flats and leasehold properties are taking longer to shift unless priced competitively
This mismatch between stock and demand creates opportunities for sellers who are prepared to market their homes smartly and realistically.
Jason says: “Sellers who come to market with a clear plan – and who trust their agent’s valuation advice – are in a strong position. With the right marketing, even in a balanced market, you can get excellent results.”
Mortgage rates and affordability in 2025
After the base rate peaked at 5.25% in 2023, the Bank of England has made gradual cuts through 2025. As of this month, it stands at 4.25%, giving a modest lift to buyer confidence.
Mortgage lenders have followed suit:
- Average 2-year fixed: ~5.1%
- Average 5-year fixed: ~4.7%
While these rates are higher than pre-2022 levels, they’ve started to settle – and more buyers are adjusting to the new normal. Lenders are also launching more flexible products to help with affordability.
In Northampton, where average incomes are fairly close to the national median, many buyers are adjusting their expectations but still keen to proceed.
Is now a good time to buy or sell in Northampton?
Let’s break it down.
For sellers:
- Pros: Steady buyer interest, local demand hotspots, low competition in some property types
- Challenges: Buyers negotiating harder, price sensitivity, longer time on market if overpriced
For buyers:
- Pros: Less frantic bidding wars, more room for negotiation, stable lending environment
- Challenges: Mortgage rates still above historic lows, fewer properties to choose from
The key takeaway? If you’re motivated, informed and have a plan, it’s a good time to move.
Jason says: “We’re not in a boom or a bust – we’re in a market where strategy matters. Get your finances sorted, understand your local market, and you’ll be in a great position.”
Seller tips: how to stand out in this market
If you’re planning to sell, here are a few key tips that can help you attract serious buyers and get the best outcome:
1. Get your pricing right
- Don’t rely on what your neighbour sold for in 2021
- Use local sold data and agent insight
2. Present your property well
- Clean, declutter, fix minor issues
- Invest in professional photography
3. Be flexible with viewings
- Make it easy for buyers to visit
- Consider evenings and weekends
4. Choose a local expert
- Look for agents with proven results in your area
- Ask about their marketing plan, not just their fee
5. Get a free valuation
Buyer tips: making the most of your search
Buying in a balanced market means there’s time to make informed choices – but preparation still matters.
1. Get mortgage approval first
- This shows sellers you’re serious and avoids delays
2. Be realistic about your budget
- Factor in all costs: deposit, legal fees, moving expenses
3. Prioritise your must-haves
- Think location, size, layout, parking
- Be willing to compromise on the nice-to-haves
4. Work with a local agent
- You’ll hear about new listings faster
- Agents often have buyers in mind before a property hits the portals
5. Stay patient, but act fast when it feels right
- Good homes are still selling quickly
Looking ahead to 2026
The Northampton property market is showing signs of resilience and balance. We’re moving away from extremes, and that’s no bad thing.
With stable mortgage rates, consistent local demand and a more predictable pace, 2026 looks set to continue the current trend of measured activity.
Jason says: “No one can predict the future perfectly, but what I do know is this: confidence, clarity and local advice make all the difference. Whether you’re buying your first home, upsizing, or selling a long-loved property, having the right team on your side helps you make decisions you won’t regret.”
Ready to take the next step?
Whether you’re thinking of buying your next home or selling your current one, we’re here to help.
Book your free property valuation with our local experts today.
Or browse our latest properties on the market to find your perfect match.
Northwood Northampton: Local knowledge, national reach.
