# 25 ROBERT WESTALL WAY, NORTH SHIELDS, NORTH TYNESIDE, TYNE AND WEAR, NE29 6YF

## Property details

- Slug: `d491fbd` (address key hash: `d491fbd0a9c61ef1da5a1a25d26117fc9ff3bedf`)
- Postcode: NE29 6YF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 108 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £325,000 Jan 2026
- Price per m²: £3,009/m²
- Local average: £363,766 (23 sales)
- Street crime: 498 incidents within 1 mile (May 2026)

## Latest sale

- Price: £325,000
- Date: 2026-01-28
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 22/06/2035
- **Current heating cost:** £768/year
- **Est. upgrade cost to C:** £16,663

### Recommendations
- W2 (£5,000 - £10,000)
- E (£150 - £175)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2672-3052-7206-0045-0204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £325,000 | Detached | — | £318,663 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-b0ee-d8ea-e063-4704a8c0bf7d) |

*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 ROBERT WESTALL WAY, NORTH SHIELDS, NORTH TYNESIDE, TYNE AND WEAR, NE29 6YF | £325,000 | 28/01/2026 | 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 |
|---------|-------|------|------|
| 9 THE HAVEN, NORTH SHIELDS, NORTH TYNESIDE, TYNE AND WEAR, NE29 6YH | £310,000 | 25/08/2023 | Detached |
| 23 ROBERT WESTALL WAY, NORTH SHIELDS, NORTH TYNESIDE, TYNE AND WEAR, NE29 6YF | £245,000 | 22/11/2021 | Detached |
| 6 ATKINSON GARDENS, NORTH SHIELDS, NORTH TYNESIDE, TYNE AND WEAR, NE29 6YJ | £325,000 | 28/10/2021 | Detached |

**Area average:** £293,333 (3 sales)

## Capital growth trend

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

- **5y growth:** -19.9%
- **10y growth:** 48.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.7%
- **5y growth (index):** 21.7%
- **10y growth (index):** 43.5%

## Rental Range

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

- **Low:** £754/mo
- **Realistic:** £838/mo
- **Optimistic:** £922/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 |
|------|------|------|------|------|
| 2 Bed Flat, Coble Dene, NE29 | £875/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Coble Dene, NE29 | £895/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Norham Road, NE29 | £675/mo | 2 | 1.06 miles | OpenRent |

**Average rent: £815/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*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 £875/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31×
- **Monthly cashflow:** £-517/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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 | 154 |
| Anti-social behaviour | 110 |
| Shoplifting | 78 |
| Criminal damage and arson | 41 |
| Public order | 36 |
| Burglary | 19 |
| Other crime | 14 |
| Vehicle crime | 13 |
| Other theft | 11 |
| Drugs | 7 |
| Possession of weapons | 6 |
| Robbery | 4 |
| Theft from the person | 4 |
| Bicycle theft | 1 |
| **Total incidents** | **498** |

*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 |
|------|------|----------|--------|
| Waterville Primary School | Primary | 0.4 miles | Good — 11 May 2020 |
| Riverside Primary School | Primary | 0.5 miles | Requires improvement — 9 Sep 2024 |
| St Cuthbert's Catholic Primary School, North Shields | Primary | 0.6 miles | Good — 26 Nov 2014 |
| Hadrian Primary School | Primary | 0.8 miles | Good — 15 Dec 2022 |
| St Bede's Catholic Primary School, South Shields | Primary | 0.9 miles | Outstanding — 2 Jul 2024 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16713974
- **Address:** 25 Robert Westall Way, NORTH SHIELDS, NE29 6YF
- **Certificate Issued:** 09/03/2025
- **Work Completed:** 03/03/2025
- **Items:** 1 door(s)