# 16 ASHDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SL

## Property details

- Slug: `06774cf` (address key hash: `06774cfcd6b04a4213fb63ed2fe924c6e37410b5`)
- Postcode: DH4 7SL
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 129 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £508,000 Jan 2026
- Price per m²: £3,938/m²
- Local average: £298,671 (34 sales)
- Street crime: 71 incidents within 1 mile (May 2026)

## Latest sale

- Price: £508,000
- Date: 2026-01-30
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 18/07/2034
- **Current heating cost:** £1,331/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9217-3040-8203-6444-1204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £508,000 | Detached | +63.9% | £513,179 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-b087-d8ea-e063-4704a8c0bf7d) |
| Sold | 2014-04-22 | £310,000 | Detached | — | £454,167 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4a7d9b2e-4d52-42e2-8268-b40b6fbdb5db) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 ASHDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SL | £508,000 | 30/01/2026 | Detached |
| 16 ASHDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SL | £310,000 | 22/04/2014 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167392991](http://87.117.209.195:8080/listings/2d88f27)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £508,000 |
| listed | 2025-09-25 | £500,000 |
| sold | 2014-01-01 | £310,000 |
| sold | 2007-01-01 | £295,000 |
| sold | 2002-01-01 | £182,000 |
| sold | 1997-01-01 | £122,000 |
| sold | 1996-01-01 | £103,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 BISHOPDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SW | £410,000 | 09/01/2026 | Detached |
| 1 CHANDLERS FORD, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SB | £299,950 | 10/08/2023 | Detached |
| 11 ST PAULS DRIVE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SH | £552,500 | 14/07/2023 | Detached |
| 34 WEST BRIDGE STREET, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7PZ | £560,000 | 02/06/2023 | Detached |
| 5 BAYSDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SE | £265,000 | 09/12/2022 | Detached |
| 6 LADYWOOD PARK, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7QB | £280,000 | 14/07/2022 | Detached |
| 12 BISHOPDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SW | £325,000 | 24/06/2022 | Detached |
| 2 BAYSDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7SE | £256,000 | 03/09/2021 | Detached |
| 7 DENTDALE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH4 7QQ | £310,000 | 23/07/2021 | Detached |

**Area average:** £362,050 (9 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 0.7%
- **10y growth:** 41.8%

## House Price Index (HM Land Registry)

*Official index for Sunderland; Detached series; as of April 2026.*

- **1y growth (index):** 6.1%
- **5y growth (index):** 21.2%
- **10y growth (index):** 40.8%

## Rental Range

*ONS Price Index of Private Rents (Sunderland). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £631/mo
- **Realistic:** £701/mo
- **Optimistic:** £771/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Sunderland (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Pendle Close, NE38 | £600/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.12% (weak for cashflow)
- **Max investor price (0.8%):** £75,000
- **Target investor price (1%):** £60,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £600/mo).*

- **Gross yield:** 1.4%
- **Cost-to-rent:** 70.6×
- **Monthly cashflow:** £-1,486/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -12.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 21 |
| Anti-social behaviour | 13 |
| Criminal damage and arson | 13 |
| Vehicle crime | 8 |
| Burglary | 5 |
| Other crime | 4 |
| Other theft | 3 |
| Public order | 3 |
| Shoplifting | 1 |
| **Total incidents** | **71** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Fatfield Academy | Primary | 0.4 miles | Good — 25 May 2016 |
| St Robert of Newminster Catholic School and Sixth Form College, Washington | Secondary | 0.7 miles | Good — 29 Mar 2012 |
| New Penshaw Academy | Primary | 0.8 miles | Good — 25 Mar 2019 |
| Our Lady Queen of Peace Catholic Primary School, Penshaw | Primary | 0.8 miles | Requires improvement — 13 Jul 2022 |
| Biddick Academy | Secondary | 0.9 miles | Good — 3 Feb 2022 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8605348
- **Address:** 16 Ashdale, HOUGHTON LE SPRING, DH4 7SL
- **Certificate Issued:** 13/02/2012
- **Work Completed:** 19/12/2011
- **Items:** 1 window(s)

### FENSA Certificate #5186961
- **Address:** 16 Ashdale, HOUGHTON LE SPRING, DH4 7SL
- **Certificate Issued:** 05/11/2007
- **Work Completed:** 01/06/2007
- **Items:** 10 window(s), 2 door(s)