Area Guide: Northampton

Northampton stands as one of the most compelling locations for new build homes in the East Midlands, combining affordability with exceptional connectivity. As the county town of Northamptonshire with a population of approximately 215,000, Northampton offers outstanding opportunities for homebuyers seeking modern properties in a thriving community.

The town sits strategically positioned 70 miles north of London and 50 miles south of Birmingham, with house prices approximately 40 per cent cheaper than neighbouring Buckinghamshire.

With over £33 million invested in town centre regeneration and major developments including Wichelstowe and the New Eastern Villages creating thousands of modern homes, Northampton presents excellent value for first time buyers, families and investors alike.

Why buy a new build home in Northampton

Purchasing a new build property in Northampton delivers numerous compelling advantages for modern homebuyers. The town's strategic location in the heart of England provides unbeatable connectivity via road and rail networks, making it particularly attractive for commuters and businesses.

Transport connections from Northampton are exceptional. Northampton railway station sits in the town centre and provides direct services to London Euston in under one hour, Birmingham New Street in approximately 65 minutes and other major cities throughout the network.

The town benefits from excellent road links with the M1 motorway accessible at Junctions 15, 15a and 16, while the A45, A43 and A14 provide rapid connections to Milton Keynes, Leicester, Coventry and beyond. London Luton Airport lies approximately 40 miles away with direct National Express bus services available.

New build homes in Northampton feature modern energy efficiency standards with many developments incorporating solar panels, EV charging points and high performance insulation as standard.

Properties rated A for energy performance are increasingly common across new developments, providing homeowners with substantially reduced utility costs and environmentally responsible living.

The town benefits from a diverse economy historically rooted in shoemaking and engineering. Today, major employers include Mercedes-Benz Formula One team, Cosworth, KTM and numerous professional services firms.

The University of Northampton invested £330 million in its new Waterside campus, demonstrating the town's commitment to education and innovation. Research indicates that Northampton property has achieved up to 23 per cent growth over the past five years, reflecting the strong investment potential.

Property prices in Northampton are notably below the national average, with the average house currently costing £270,581. This represents approximately five per cent lower than the West Northamptonshire average and 40 per cent cheaper than Buckinghamshire.

First time buyers can find new build properties starting at competitive prices, while government-backed schemes remain available across many developments providing additional support for those entering the property market.

Regeneration projects and infrastructure developments

Northampton is experiencing transformative regeneration that will substantially benefit residents for decades. West Northamptonshire Council has secured over £33 million of Towns Fund investment alongside additional funding streams to deliver a comprehensive programme of improvements.

Market Square Transformation

The historic Market Square regeneration was completed in late 2024 following an 18-month project funded by £8.4 million from the Future High Streets Fund and £4 million through the Community Infrastructure Levy.

The renewed Market Square features high quality materials, fixed permanent stalls, enhanced seating, improved lighting and a bespoke shoe-inspired water feature celebrating Northampton's heritage.

The space now hosts dynamic community events including Diwali celebrations, rugby fan zones and seasonal attractions like ice skating rinks, creating a vibrant heart for the town.

Abington Street and Fish Street Public Realm

The £5.2 million revitalisation of Abington Street and Fish Street completed in 2024 has transformed Northampton's busiest shopping street. The project features high quality materials, improved street lighting, increased seating and planting, new art installations and spaces for outdoor dining and community activities.

The works complement the Market Square transformation and aim to respond to changing shopping patterns while enhancing the quality of public spaces.

Greyfriars Regeneration Area

The ambitious Greyfriars regeneration scheme represents one of the most significant urban renewal projects in the region. Spanning 25 acres and including the former Greyfriars Bus Station site, Mayorhold and Victoria Street Car Parks, Corn Exchange and Belgrave House, this development will deliver 1,000 new homes alongside shops, cafes, restaurants and an outdoor amphitheatre.

The vision reimagines several derelict buildings with the Corn Exchange forming an arts and culture hub while Belgrave House provides workspace and business incubator facilities.

The scheme could create as many as 7,000 full time equivalent jobs during construction and is expected to generate £21 million in additional spending from new residents and visitors.

Four Waterside and Marefair Development

The Four Waterside and Marefair sites comprise five acres of prime development land at a key gateway between the railway station and town centre. West Northamptonshire Council has appointed Cityheart as preferred development partner to deliver this transformational £130 million plus scheme.

Work is anticipated to commence in 2025, providing a new hotel, Grade A office space, high quality homes, Extra Care facilities and improved public realm. The development aims to create an exciting gateway that reflects the wider ambitions for Northampton town centre.

STACK Leisure Development

The former Market Walk shopping centre is being transformed into an innovative food hall and leisure space by developer STACK. The £12 million project features independent street food traders, bars, interactive games, communal seating and a main stage for live music.

The development targets a 2026 opening and will create approximately 250 jobs while attracting over one million visitors annually, providing a vibrant new entertainment venue for residents and visitors alike.

Schools and colleges

Northampton provides comprehensive educational facilities across all age ranges, with West Northamptonshire Council operating numerous primary and secondary schools throughout the borough.

Notable Secondary Schools

• Northampton School for Boys - Billing Road, Northampton NN1 5RT (consistently ranked among the best performing schools in the county and one of the top schools in the UK for GCSE results)
• Northampton School for Girls - Spinney Hill Road, Northampton (state girls school with strong academic reputation)
• Campion School - Bugbrooke Road, Northampton (well regarded comprehensive with excellent all round learning)
• Guilsborough School - Guilsborough, Northampton (strong school for academics and sporty students with catchment area admission)
• Malcolm Arnold Academy - Lumbertubs Lane, Northampton (serving the eastern districts with modern facilities)

Primary Schools

• St Michael's Church of England Primary School - Victoria Promenade, Northampton NN1 (rated Outstanding by Ofsted)
• Duston Eldean Primary School - Duston, Northampton (well regarded school serving the Duston community)
• Abington Vale Primary School - Wellingborough Road, Northampton (serving the Abington area)

Further education and higher education

The University of Northampton provides outstanding higher education with its impressive £330 million Waterside campus offering a wide range of courses across arts, business, science and more. The campus features fabulous learning facilities and accommodation, creating an attractive environment for students from across the country and internationally.

Northampton College offers further education provision with vocational courses, A-levels and apprenticeships serving thousands of students throughout the borough, maintaining strong links with local employers and providing clear pathways into employment.

Popular areas to live

Northampton comprises numerous distinctive neighbourhoods, each offering unique characteristics. Understanding these areas helps prospective buyers identify the ideal location for their lifestyle and budget requirements.

Highly sought after locations

• Kingsthorpe - A former village approximately two miles north of the town centre, Kingsthorpe remains one of the most affordable and desirable residential areas with an average property price of £266,406. The area maintains a strong sense of community and features mixed-era architecture ranging from Victorian houses to modern developments. The original village retains semi-rural character around its green and 12th century Church of St John the Baptist. Kingsthorpe offers excellent amenities centred on the A508 and A5199 roads and benefits from superb transport links. The area is particularly popular with first-time buyers and families attracted by the community atmosphere and value for money.
• Duston - Located west of the town centre, Duston has undergone significant transformation in recent years and offers a range of property types from traditional semi-detached houses to modern developments. The average property price of approximately £275,652 makes Duston an affordable option for first-time buyers and young families. Local schools including Duston Eldean Primary are well regarded, adding to the area's popularity with families seeking quality living at reasonable cost. The village has maintained its identity despite growth and benefits from good access to countryside including nearby Harlestone Firs.
• Wootton - Ideally situated for access to the M1 and A45, Wootton offers unparalleled connectivity making it perfect for commuters. The area features a mix of traditional and new build homes catering to a range of preferences and budgets. With an average property price of approximately £364,632, Wootton reflects strong demand due to its strategic location and wealth of amenities including local stores, parks and reputable schools.
• Abington - A sought-after location known for its beautiful Victorian houses and the sprawling green space of Abington Park. The park hosts numerous events throughout the year creating a vibrant community atmosphere. With an average property price of about £272,151, Abington offers one of the town's more affordable options while providing strong cultural appeal and proximity to the town centre. The area combines period character with excellent local amenities.
• West Hunsbury - Perfect for those seeking harmony between nature and modern living, West Hunsbury features picturesque settings including Hunsbury Hill Country Park offering outdoor activities for families. The area provides quality residential environment with mix of property styles while maintaining easy access to town amenities and major road networks.
• Upton - An eco-conscious community featuring modern developments with emphasis on sustainable living. The area offers contemporary housing with good access to green spaces and local facilities, making it attractive to environmentally aware buyers seeking modern specifications and community atmosphere.

Sports teams

Northampton boasts professional sports teams across rugby and football, creating a vibrant sporting culture throughout the town.

• Northampton Saints - One of English rugby's most successful clubs, the Saints compete in Premiership Rugby and have been based at Franklin's Gardens since 1880. The purpose-built 15,249 capacity stadium sits just west of the town centre on Weedon Road (NN5 5BG) and is easily accessible, being just a 10 minute walk from Northampton railway station. The Saints won the European Cup in 2000 and claimed the English Premiership title in 2014 and again in 2024, becoming English Champions. The club maintains fierce rivalry with neighbouring Leicester Tigers and regularly produces international players for England. The stadium also serves as a conference centre and features the only Premiership ground with its own cenotaph. Eight Saints players were selected for England's squad in 2011, representing over a quarter of the national team. The club's High Performance Centre opened in 2023, providing state of the art training facilities and demonstrating continued investment in excellence.
• Northampton Town FC - Known as "the Cobblers", Northampton Town was founded in 1897 and competes in the English Football League. The club plays at Sixfields Stadium with a capacity of approximately 8,000 spectators. Despite facing financial challenges including administration in the mid-1990s, the club has battled on and achieved notable cup runs including knocking Liverpool out of the League Cup third round in 2010. The team broke their club record for consecutive victories in 2016 with nine wins in succession. The proximity of Sixfields to Franklin's Gardens creates a sporting hub on the western side of town, with Northampton Town players even training on the Saints' excellent grass pitches.
• Silverstone Circuit - While located outside Northampton itself, the world famous Formula One venue sits nearby and adds to the sporting prestige of the area. Several major motorsport teams including Mercedes-Benz Formula One maintain headquarters in Northampton, reinforcing the town's engineering heritage and creating high-skilled employment opportunities.

Featured new build developments

Northampton offers exceptional new build developments from leading housebuilders. Here are four outstanding developments currently available:

1. Harlestone Grange by Charles Church

Harlestone Grange by Charles Church is a development of well designed new homes in Northamptonshire, offering practical layouts and a straightforward approach to modern living. The homes are built with traditional styling and contemporary interiors, providing comfortable spaces suited to everyday family life.

Located close to Northampton, the development benefits from nearby amenities, green spaces and good transport links, making it a convenient and functional place to live.

2. Hunsbury Grange by Shelbourne Estates

Hunsbury Grange presents brand new four and five bedroom detached family houses with enclosed rear gardens on the west side of Northampton. The development sits within walking distance of amenities and two country parks, providing excellent outdoor space for families.

Properties feature high specifications throughout built by Shelbourne Estates to exacting standards. Current promotions include 105 per cent Part Exchange making moving hassle free for existing homeowners. The location provides perfect balance between convenient town access and green space proximity.

3. Collingtree Park by Bovis Homes

Collingtree Park offers exclusive bespoke development with luxury five bedroom executive homes. Selected releases feature impressive specifications with properties situated on some of the best plots on the development. Several homes face the prestigious Collingtree Golf Course and woodland areas, providing outstanding views and peaceful settings.

The development represents high quality family living in one of Northampton's most desirable locations with excellent access to major road networks and local amenities.

4. Matford Brook by Linden Homes

Matford Brook presents two, three and four bedroom homes conveniently located on Northampton's outskirts. The development sits just minutes from the town centre with major routes including the M1 and A14 easily accessible. Properties feature thoughtful designs accommodating modern family living with excellent energy efficiency and ten year warranties.

The development provides close proximity to numerous outstanding primary schools and benefits from excellent transport linkages throughout Northamptonshire. Nearby attractions include local parks and green spaces alongside convenient access to shopping and leisure facilities.

To explore these developments and discover more new build homes in Northampton, visit the comprehensive listings available online.

Conclusion

Northampton represents an outstanding opportunity for buyers seeking new build homes in a strategically located town with exceptional value. The combination of direct train services to London Euston in under one hour, comprehensive M1 motorway access and house prices approximately 40 per cent cheaper than neighbouring Buckinghamshire creates a compelling proposition.

With over £33 million invested in transformative town centre regeneration projects including Market Square and Abington Street enhancements, plus the ambitious Greyfriars scheme delivering 1,000 new homes, Northampton demonstrates clear commitment to sustainable growth. Outstanding schools including Northampton School for Boys, diverse residential areas from historic Kingsthorpe to modern Wootton and comprehensive amenities ensure quality of life.

The presence of Premiership rugby at Northampton Saints, professional football at Northampton Town FC and proximity to Silverstone racing circuit create vibrant sporting culture. The combination of affordability, connectivity, investment and community makes Northampton an intelligent choice for first-time buyers, families and investors seeking modern living with outstanding transport links throughout the country.