Neighbourhood · West Northamptonshire

Overstone Lodge & Rectory Farm: house prices and how the area is changing

Official figures for the Overstone Lodge & Rectory Farm neighbourhood of West Northamptonshire, England (ONS area West Northamptonshire 009). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes NN3. Figures that read a point use the neighbourhood's centre, near NN3 8BT.

A neighbourhood with below-average incomes, changing little against West Northamptonshire

Overstone Lodge & Rectory Farm is a neighbourhood with below-average incomes; it is changing little against West Northamptonshire (signals are mixed: 3 rising and 5 falling of 21). Houses here typically resell for £218,000 (median resale price, 2023-2025). Recorded crime is in line with West Northamptonshire (1.1 times the borough's rate), schools nearby are improving faster than the council's and the nearest railway station, Northampton, is 7.2 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£218,000

Median resale price of houses in the neighbourhood, 2023-2025; +29% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Mixed signs

Weighted balance -0.08; 3 of 21 signals up, 5 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 4 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 9.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£51,500

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.1 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Faster than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Overstone Lodge & Rectory Farm sits in West Northamptonshire

Typical house price: 5th lowest of 53 neighbourhoods in West Northamptonshire
Average household income: 23rd lowest of 53 neighbourhoods in West Northamptonshire

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Overstone Lodge & Rectory Farm

Median resale price of houses each year here and across West Northamptonshire, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across West Northamptonshire, 1998 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 21 counted signals point towards rising affluence against West Northamptonshire, 5 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Anti-social behaviour
Income deprivation ranking
Schools improving

Falling behind the borough

Single-person households under 65
Air quality
Homes selling
Borough against the region
Benefit claims (DWP)

Stations and schools nearby

Nearest station

Northampton Railway station, 7.2 km from the neighbourhood's centre in a straight line. About 4.2 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to London Euston (50 to 60 min) and Birmingham New Street (about 65 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Rectory Farm Primary School 370 m from the neighbourhood's centre. Ofsted: Good (Sep 2023).
Nearest state secondary school Northampton Academy 1.8 km from the neighbourhood's centre. Ofsted: Outstanding (Mar 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Overstone Lodge & Rectory Farm

What is the typical house price in Overstone Lodge & Rectory Farm?

£218,000. Median resale price of houses in the neighbourhood, 2023-2025; +29% against 2017-2019.

How does Overstone Lodge & Rectory Farm compare with the rest of West Northamptonshire?

Typical house price: 5th lowest of 53 neighbourhoods in West Northamptonshire. Average household income: 23rd lowest of 53 neighbourhoods in West Northamptonshire.

Is Overstone Lodge & Rectory Farm an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Overstone Lodge & Rectory Farm gentrifying?

Mixed signs. Weighted balance -0.08; 3 of 21 signals up, 5 down, against the borough.

What is the nearest station to Overstone Lodge & Rectory Farm?

Northampton. Railway station, 7.2 km from the neighbourhood's centre in a straight line. About 4.2 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to London Euston (50 to 60 min) and Birmingham New Street (about 65 min).

Which state schools are nearest to Overstone Lodge & Rectory Farm?

Nearest state primary school. Rectory Farm Primary School. 370 m from the neighbourhood's centre. Ofsted: Good (Sep 2023). Nearest state secondary school. Northampton Academy. 1.8 km from the neighbourhood's centre. Ofsted: Outstanding (Mar 2023).

Each answer repeats a figure shown above, with its source there.

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Nearby neighbourhoods in West Northamptonshire

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.