Detached 2 sales on record

52 SPINDLEBERRY WAY

SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS

£295,000

Location

Map view View on Google Maps View on OpenStreetMap Street View DL5 6GS

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Unknown	0.1 miles
Train station	Newton Aycliffe	0.8 miles
Shop	Morrisons Daily	1.2 miles
Hospital	Auckland Park Hospital	4.8 miles
University	Durham University	7.9 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

130 m²

EPC rating

Last sold

£295,000 Jan 2026

Price per m²

£2,269/m²

Local average

£243,018 (28 sales)

Street crime

36 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 06/04/2021

Expiry date: 05/04/2031

Current heating cost: £360/year

Potential heating cost: £362/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£295,000	Detached	+5.4%	£288,133 to April 2026	View transaction
Sold	06/05/2021	£279,950	Detached	—	£328,855 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
33 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY	£210,000	12/12/2025	Detached
10 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS	£250,000	22/01/2025	Detached
10 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS	£250,000	22/01/2025	Detached
6 JASMIN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GJ	£335,000	12/12/2023	Detached
69 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS	£295,000	27/10/2023	Detached
63 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS	£287,500	08/06/2023	Detached
OLD FARM COTTAGE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QY	£335,000	19/05/2023	Detached
12 EASTFIELDS ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QH	£230,000	21/04/2023	Detached
9 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY	£375,000	08/11/2022	Detached
2 SPRINGFIELDS, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QP	£259,000	12/10/2022	Detached
21 ELDERBERRY CLOSE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GU	£246,500	06/10/2022	Detached
40 CYPRESS GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GP	£295,000	30/09/2022	Detached
24 CHERRYTREE DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GG	£244,685	31/08/2022	Detached
39 ASPEN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GR	£300,000	26/08/2022	Detached
48 HAWTHORN DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GH	£245,000	12/08/2022	Detached
8 WESTFIELDS, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PX	£195,000	14/07/2022	Detached
3 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY	£370,000	22/06/2022	Detached
47 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS	£285,000	12/05/2022	Detached
41 ASPEN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GR	£235,000	12/05/2022	Detached
5 CHERRYTREE DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GG	£285,000	18/03/2022	Detached

Area average: £276,384 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth -9.3%

10y growth 16.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Darlington. Series: Detached. As of April 2026.

1y (index) 2.1%

5y (index) 20%

10y (index) 34.7%

Rental Range

Estimated market rent for Darlington. Low = conservative, Realistic = average, Optimistic = best case.

Low £608/mo

Realistic £676/mo

Optimistic £744/mo

Based on Local Authority from postcode lookup → Darlington.

LHA (30th percentile) floor for Tyneside: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, South Cottages, DL5	£995/mo	3	0.26 miles	OpenRent
4 Bed End Terrace, Rowan Place, DL5	£750/mo	4	0.91 miles	OpenRent

Average rent: £873/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.3%

Max investor price (0.8%) £109,125

Target investor price (1%) £87,300

Gross yield 3.6%

Cost-to-rent ratio 28.2×

Monthly cashflow £-401/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	13
Anti-social behaviour	12
Criminal damage and arson	5
Burglary	2
Other crime	2
Public order	2
Total incidents	36

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Heighington Church of England Primary School	Primary	0.9 miles	Good — 13 Jan 2020
Greenfield Academy	Secondary	1.0 miles	Requires improvement — 10 Oct 2019
UTC South Durham	Secondary	1.1 miles	Good — 24 Apr 2024
Horndale Infants' School	Primary	1.2 miles	Good — 16 Nov 2022
St Francis CofE (Aided) Junior School	Primary	1.2 miles	Good — 7 May 2015

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 52 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS

## Property details

- Slug: `a7058f5` (address key hash: `a7058f589b051afdb3aa2a2300afaeeefafcf5e4`)
- Postcode: DL5 6GS
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 130 m²
- EPC rating: B
- Last sold: £295,000 Jan 2026
- Price per m²: £2,269/m²
- Local average: £243,018 (28 sales)
- Street crime: 36 incidents within 1 mile (May 2026)

## Latest sale

- Price: £295,000
- Date: 2026-01-23
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 05/04/2031
- **Current heating cost:** £360/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/2839-9834-6000-0746-1202)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £295,000 | Detached | +5.4% | £288,133 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-0971-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-05-06 | £279,950 | Detached | — | £328,855 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e7b085fc-0910-7e31-e053-6c04a8c0e67f) |

*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 |
|---------|-------|------|------|
| 52 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £295,000 | 23/01/2026 | Detached |
| 52 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £279,950 | 06/05/2021 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY | £210,000 | 12/12/2025 | Detached |
| 10 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £250,000 | 22/01/2025 | Detached |
| 10 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £250,000 | 22/01/2025 | Detached |
| 6 JASMIN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GJ | £335,000 | 12/12/2023 | Detached |
| 69 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £295,000 | 27/10/2023 | Detached |
| 63 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £287,500 | 08/06/2023 | Detached |
| OLD FARM COTTAGE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QY | £335,000 | 19/05/2023 | Detached |
| 12 EASTFIELDS ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QH | £230,000 | 21/04/2023 | Detached |
| 9 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY | £375,000 | 08/11/2022 | Detached |
| 2 SPRINGFIELDS, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6QP | £259,000 | 12/10/2022 | Detached |
| 21 ELDERBERRY CLOSE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GU | £246,500 | 06/10/2022 | Detached |
| 40 CYPRESS GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GP | £295,000 | 30/09/2022 | Detached |
| 24 CHERRYTREE DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GG | £244,685 | 31/08/2022 | Detached |
| 39 ASPEN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GR | £300,000 | 26/08/2022 | Detached |
| 48 HAWTHORN DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GH | £245,000 | 12/08/2022 | Detached |
| 8 WESTFIELDS, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PX | £195,000 | 14/07/2022 | Detached |
| 3 HIGH BARN ROAD, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, COUNTY DURHAM, DL5 6PY | £370,000 | 22/06/2022 | Detached |
| 47 SPINDLEBERRY WAY, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GS | £285,000 | 12/05/2022 | Detached |
| 41 ASPEN GROVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GR | £235,000 | 12/05/2022 | Detached |
| 5 CHERRYTREE DRIVE, SCHOOL AYCLIFFE, NEWTON AYCLIFFE, DARLINGTON, DL5 6GG | £285,000 | 18/03/2022 | Detached |

**Area average:** £276,384 (20 sales)

## Capital growth trend

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

- **5y growth:** -9.3%
- **10y growth:** 16.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.1%
- **5y growth (index):** 20%
- **10y growth (index):** 34.7%

## Rental Range

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

- **Low:** £608/mo
- **Realistic:** £676/mo
- **Optimistic:** £744/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, South Cottages, DL5 | £995/mo | 3 | 0.26 miles | OpenRent |
| 4 Bed End Terrace, Rowan Place, DL5 | £750/mo | 4 | 0.91 miles | OpenRent |

**Average rent: £873/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £109,125
- **Target investor price (1%):** £87,300

*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 £873/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 28.2×
- **Monthly cashflow:** £-401/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.6%

*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 | 13 |
| Anti-social behaviour | 12 |
| Criminal damage and arson | 5 |
| Burglary | 2 |
| Other crime | 2 |
| Public order | 2 |
| **Total incidents** | **36** |

*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 |
|------|------|----------|--------|
| Heighington Church of England Primary School | Primary | 0.9 miles | Good — 13 Jan 2020 |
| Greenfield Academy | Secondary | 1.0 miles | Requires improvement — 10 Oct 2019 |
| UTC South Durham | Secondary | 1.1 miles | Good — 24 Apr 2024 |
| Horndale Infants' School | Primary | 1.2 miles | Good — 16 Nov 2022 |
| St Francis CofE (Aided) Junior School | Primary | 1.2 miles | Good — 7 May 2015 |