# 97 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP

## Property details

- Slug: `f99451f` (address key hash: `f99451f97c795bdb0ffa4dacf321baef44dd6e46`)
- Postcode: NE13 9EP
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Floor area: 115 m²
- EPC rating: B
- Last sold: £190,000 Jan 2026
- Price per m²: £1,652/m²
- Local average: £150,750 (8 sales)
- Street crime: 66 incidents within 1 mile (May 2026)

## Latest sale

- Price: £190,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 18/11/2030
- **Current heating cost:** £298/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2550-5039-2109-5761-1292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £190,000 | Flat | +14.5% | £189,294 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-b2db-d8ea-e063-4704a8c0bf7d) |
| Sold | 2020-12-23 | £165,950 | Flat | — | £198,733 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d93b27b1-7d31-3100-e053-6c04a8c08887) |

*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 |
|---------|-------|------|------|
| 97 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £190,000 | 23/01/2026 | Flat |
| 97 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £165,950 | 23/12/2020 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £162,500 | 10/12/2025 | Flat |
| 77 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £126,000 | 04/12/2025 | Flat |
| 21 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £145,000 | 03/07/2023 | Flat |
| 25 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £150,000 | 02/12/2022 | Flat |
| 59 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £132,500 | 09/11/2022 | Flat |
| 71 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £150,000 | 18/07/2022 | Flat |
| 21 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £150,000 | 05/07/2022 | Flat |
| 169 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EQ | £149,950 | 17/06/2022 | Flat |
| 64 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £125,000 | 20/04/2022 | Flat |
| 61 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £161,000 | 16/03/2022 | Flat |
| 44 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £135,000 | 01/03/2022 | Flat |
| 66 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £136,000 | 25/02/2022 | Flat |
| 39 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EP | £168,000 | 22/02/2022 | Flat |
| 64 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £125,000 | 27/01/2022 | Flat |
| 54 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £136,000 | 07/01/2022 | Flat |
| 26 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £145,000 | 17/12/2021 | Flat |
| 171 WILLOWBAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9EQ | £149,950 | 17/12/2021 | Flat |
| 36 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £129,000 | 10/12/2021 | Flat |
| 53 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £162,500 | 08/12/2021 | Flat |
| 49 ELMWOOD PARK COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BP | £135,000 | 22/11/2021 | Flat |

**Area average:** £143,670 (20 sales)

## Capital growth trend

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

- **5y growth:** 38.1%
- **10y growth:** 34.9%

## House Price Index (HM Land Registry)

*Official index for Newcastle upon Tyne; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 12.4%
- **10y growth (index):** 28%

## Rental Range

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

- **Low:** £1,084/mo
- **Realistic:** £1,204/mo
- **Optimistic:** £1,324/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, Wagonway Drive, NE13 | £1,400/mo | 3 | 0.46 miles | OpenRent |
| 3 Bed Semi-Detached House, Leasingthorne Way, NE13 | £2,500/mo | 3 | 0.53 miles | OpenRent |

**Average rent: £1,950/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.03% (strong)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 12.3%
- **Cost-to-rent:** 8.1×
- **Monthly cashflow:** £982/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.4%

*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 |
|----------|-------|
| Anti-social behaviour | 27 |
| Violence and sexual offences | 18 |
| Criminal damage and arson | 6 |
| Other theft | 5 |
| Burglary | 3 |
| Other crime | 2 |
| Public order | 2 |
| Shoplifting | 2 |
| Robbery | 1 |
| **Total incidents** | **66** |

*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 |
|------|------|----------|--------|
| Brunton First School | Primary | 0.1 miles | Good — 20 Nov 2015 |
| Havannah First School | Primary | 0.9 miles | Good — 29 Jan 2014 |
| Hazlewood Community Primary School | Primary | 1.0 miles | Good — 28 Feb 2013 |
| North Fawdon Primary School | Primary | 1.1 miles | — (Inspected (no overall grade)) |
| Regent Farm First School | Primary | 1.4 miles | Good — 27 Feb 2012 |