# 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH

## Property details

- Slug: `884f69d` (address key hash: `884f69d66d3eaea61ad23d21b801735c29729baf`)
- Postcode: NE64 6AH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 66 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £152,000 Jan 2026
- Price per m²: £2,303/m²
- Local average: £219,000 (3 sales)
- Street crime: 40 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £152,000
- Date: 2026-01-30
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/06/2035
- **Current heating cost:** £584/year
- **Est. upgrade cost to C:** £10,950

### Recommendations
- B4 (£300 - £600)
- W1 (£800 - £1,200)
- 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/2031-0496-9050-6204-2395)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £152,000 | Detached | +22.6% | £148,681 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-676f-d8ea-e063-4704a8c0bf7d) |
| Sold | 2022-06-07 | £124,000 | Detached | — | £141,960 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/ec7ad099-f68f-9200-e053-6c04a8c0e306) |

*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 |
|---------|-------|------|------|
| 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £152,000 | 30/01/2026 | Detached |
| 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £124,000 | 07/06/2022 | Detached |

## Historic listings

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

- Matched listing: [166224395](http://87.117.209.195:8080/listings/2c34b10)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £152,000 |
| listed | 2025-08-26 | £160,000 |
| sold | 2022-01-01 | £124,000 |
| sold | 2005-01-01 | £114,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £265,000 | 02/12/2025 | Detached |
| 17 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £240,000 | 13/10/2025 | Detached |
| 44 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £190,000 | 29/09/2023 | Detached |
| 4 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £180,000 | 28/06/2023 | Detached |
| 59 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £180,000 | 02/08/2022 | Detached |
| 3 OAKWOOD AVENUE, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6HD | £249,000 | 14/01/2022 | Detached |
| 19 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £244,950 | 30/09/2021 | Detached |
| 2 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £176,000 | 23/07/2021 | Detached |

**Area average:** £215,619 (8 sales)

## House Price Index (HM Land Registry)

*Official index for Northumberland; Detached series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 22.3%
- **10y growth (index):** 41.8%

## Rental Range

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

- **Low:** £604/mo
- **Realistic:** £671/mo
- **Optimistic:** £738/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Northumberland (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 End Terrace, Holmwood Avenue, NE64 | £850/mo | 3 | 0.08 miles | OpenRent |
| 3 Bed End Terrace, Woodhorn Crescent, NE64 | £750/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Semi-Detached House, Woodhorn Crescent, NE64 | £750/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed End Terrace, East Lea, NE64 | £650/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Manor View, NE64 | £780/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Patterson Way, NE63 | £2,300/mo | 3 | 1.1 miles | OpenRent |

**Average rent: £1,013/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £95,625
- **Target investor price (1%):** £76,500

*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 £765/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.6×
- **Monthly cashflow:** £65/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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 | 14 |
| Anti-social behaviour | 10 |
| Criminal damage and arson | 8 |
| Public order | 3 |
| Other crime | 2 |
| Other theft | 2 |
| Vehicle crime | 1 |
| **Total incidents** | **40** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| NCEA Grace Darling CofE Primary School | Primary | 0.4 miles | Good — 9 Sep 2024 |
| NCEA Castle School | Other | 1.3 miles | Good — 19 Jan 2023 |
| NCEA Duke's Secondary School | Secondary | 1.4 miles | Requires improvement — 24 Jul 2023 |
| NCEA Bishop's Primary School | Primary | 1.4 miles | Good — 7 Dec 2022 |
| NCEA Thomas Bewick C of E Primary School | Primary | 1.4 miles | Good — 16 Jun 2024 |