# 25 REDWOOD CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LE

## Property details

- Slug: `79b3d2a` (address key hash: `79b3d2ae922d8cbc5becc1001a3b725c6011f665`)
- Postcode: DH5 9LE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 84 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £165,000 Mar 2026
- Price per m²: £1,964/m²
- Local average: £136,598 (26 sales)
- Street crime: 87 incidents within 1 mile (May 2026)

## Latest sale

- Price: £165,000
- Date: 2026-03-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 03/09/2035
- **Current heating cost:** £920/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2824-2510-2305-0415)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £165,000 | Semi-detached | +19.6% | £165,150 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-e55b-b8d0-e063-4704a8c08d98) |
| Sold | 2009-11-27 | £138,000 | Semi-detached | — | £198,094 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/91f685f3-4d3e-4af9-bd75-3e4d8f9ff45c) |

*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 |
|---------|-------|------|------|
| 25 REDWOOD CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LE | £165,000 | 27/03/2026 | Semi-detached |
| 25 REDWOOD CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LE | £138,000 | 27/11/2009 | Semi-detached |

## Historic listings

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

- Matched listing: [164062355](http://87.117.209.195:8080/listings/d1ff110)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £165,000 |
| listed | 2025-07-02 | £167,950 |
| sold | 2009-01-01 | £138,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 ROWAN DRIVE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LF | £243,000 | 19/01/2026 | Semi-detached |
| 2 ROWAN DRIVE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LF | £142,500 | 25/11/2025 | Semi-detached |
| 27 NORTH ROAD, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9JU | £190,000 | 14/11/2025 | Semi-detached |
| 13 REDWOOD CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LE | £135,133 | 10/11/2023 | Semi-detached |
| 2 ALEXANDER DRIVE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LD | £92,500 | 20/10/2023 | Semi-detached |
| 29 NORTH ROAD, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9JU | £187,500 | 23/08/2023 | Semi-detached |
| 5 REDWOOD CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LE | £80,000 | 21/08/2023 | Semi-detached |
| 15 ESSEX STREET, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LW | £90,000 | 04/08/2023 | Semi-detached |
| 13 WOODLEA CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9NT | £183,000 | 24/10/2022 | Semi-detached |
| 3 ALEXANDER DRIVE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LD | £129,000 | 07/10/2022 | Semi-detached |
| 22 ROWAN DRIVE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LF | £125,000 | 12/05/2022 | Semi-detached |
| 28 NORTH ROAD, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9JU | £145,000 | 14/04/2022 | Semi-detached |
| 28 NORTH ROAD, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9JU | £134,000 | 03/09/2021 | Semi-detached |
| 13 WOODLEA CLOSE, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9NT | £140,000 | 26/08/2021 | Semi-detached |
| 11 ESSEX STREET, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LW | £88,000 | 12/08/2021 | Semi-detached |
| 7 ESSEX STREET, HETTON LE HOLE, HOUGHTON LE SPRING, SUNDERLAND, TYNE AND WEAR, DH5 9LW | £118,700 | 30/07/2021 | Semi-detached |

**Area average:** £138,958 (16 sales)

## Capital growth trend

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

- **5y growth:** 10.3%
- **10y growth:** 31.5%

## House Price Index (HM Land Registry)

*Official index for Sunderland; Semi-detached series; as of April 2026.*

- **1y growth (index):** 7%
- **5y growth (index):** 23.2%
- **10y growth (index):** 44.1%

## 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 from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Houghton Road, DH5 | £725/mo | 3 | 0.27 miles | OpenRent |
| 3 Bed Terraced House, Victoria Street, DH5 | £600/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Deepdale Street, DH5 | £700/mo | 3 | 0.63 miles | OpenRent |
| 3 Bed Semi-Detached House, Pontop Street, DH5 | £750/mo | 3 | 0.96 miles | OpenRent |
| 3 Bed Terraced House, Walter Terrace, DH5 | £650/mo | 3 | 1.01 miles | OpenRent |
| 3 Bed Semi-Detached House, Byron Terrace, DH5 | £995/mo | 3 | 1.07 miles | OpenRent |
| 3 Bed Semi-Detached House, Queensway, DH5 | £850/mo | 3 | 1.22 miles | OpenRent |

**Average rent: £753/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £90,625
- **Target investor price (1%):** £72,500

*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 £725/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-22/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.6%

*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 | 30 |
| Criminal damage and arson | 23 |
| Anti-social behaviour | 15 |
| Burglary | 7 |
| Public order | 6 |
| Other theft | 3 |
| Other crime | 2 |
| Robbery | 1 |
| **Total incidents** | **87** |

*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 |
|------|------|----------|--------|
| Hetton Academy | Secondary | 0.2 miles | — (Inspected (no overall grade)) |
| Hetton Primary School | Primary | 0.3 miles | Good — 25 Feb 2015 |
| Hetton Lyons Primary School | Primary | 0.5 miles | Good — 5 Dec 2013 |
| Hetton Lyons Nursery School | Nursery | 0.5 miles | Good — 16 May 2013 |
| Eppleton Academy Primary School | Primary | 0.8 miles | — (Inspected (no overall grade)) |