# 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 |