# 2 bedroom semi-detached house for sale (TS5 4NY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 HENWOOD CLOSE, MIDDLESBROUGH, MIDDLESBROUGH TS5 4NY |
| Price | £136,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Floor area | 60 m² |
| Last sold | £135,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 02/10/2032
- **Current heating cost:** £194/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/9080-3507-6302-2802-3125)

## Description

SMITH & FRIENDS are delighted to offer to the market this two bedroom property built by Gleeson Homes to their "Cork" design. The home benefits from a bright and well designed living room that leads into a contemporary kitchen-diner with French doors leading out to the rear garden. There is also the benefit of a useful cloakroom which completes the downstairs space. To the first floor landing are two generously sized bedrooms and a family bathroom. Externally to the front of the property is a drive for one car leading to the garage. To the rear of the property is an enclosed garden which is mainly laid to lawn. Viewings come highly recommended to fully appreciate.

## Property Photos

- ![Front](/listings/photos/87127701/363736) - Front
- ![Living Room](/listings/photos/87127701/363737) - Living Room
- ![Living room](/listings/photos/87127701/363738) - Living room
- ![Kitchen](/listings/photos/87127701/363739) - Kitchen
- ![Kitchen](/listings/photos/87127701/363740) - Kitchen
- ![Kitchen](/listings/photos/87127701/363741) - Kitchen
- ![WC](/listings/photos/87127701/363742) - WC
- ![Main Bedroom](/listings/photos/87127701/363743) - Main Bedroom
- ![Bedroom](/listings/photos/87127701/363745) - Bedroom
- ![Bathroom](/listings/photos/87127701/363747) - Bathroom
- ![Garden](/listings/photos/87127701/363748) - Garden

## Floorplans

- ![Floorplan](/listings/photos/87127701/363749) - Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/87127701/363750) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £135,000 | 18/09/2025 | Semi-detached |
| 42 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £135,995 | 30/09/2022 | Semi-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 |
|---------|-------|------|------|
| 4 HYLTON ROAD, MIDDLESBROUGH, TS5 4GA | £145,000 | 28/03/2025 | Semi-detached |
| 25 SPRINGFIELD ROAD, MIDDLESBROUGH, TS5 4LG | £85,000 | 13/12/2024 | Semi-detached |
| 42 SHERBOURNE WALK, MIDDLESBROUGH, TS5 4GF | £142,495 | 30/09/2024 | Semi-detached |
| 17 HYLTON ROAD, MIDDLESBROUGH, TS5 4GA | £55,000 | 28/03/2024 | Semi-detached |
| 63 KINGSBRIDGE CRESCENT, MIDDLESBROUGH, TS5 4GE | £138,892 | 21/12/2023 | Semi-detached |
| 5 SPRINGFIELD ROAD, MIDDLESBROUGH, TS5 4LG | £146,705 | 30/11/2023 | Semi-detached |
| 1 HINTON AVENUE, MIDDLESBROUGH, TS5 4NQ | £144,101 | 29/09/2023 | Semi-detached |
| 14 HYLTON ROAD, MIDDLESBROUGH, TS5 4GA | £138,024 | 29/09/2023 | Semi-detached |
| 4 HINTON AVENUE, MIDDLESBROUGH, TS5 4NQ | £154,845 | 21/09/2023 | Semi-detached |
| [Same street] 14 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £181,429 | 29/06/2023 | Detached |
| [Same street] 16 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £190,110 | 29/06/2023 | Detached |
| [Same street] 7 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £178,995 | 28/02/2023 | Detached |
| [Same street] 21 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £165,995 | 23/12/2022 | Detached |
| [Same street] 23 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £175,995 | 23/12/2022 | Detached |
| [Same street] 24 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £160,995 | 22/12/2022 | Semi-detached |
| [Same street] 25 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £163,995 | 22/12/2022 | Semi-detached |
| [Same street] 20 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £205,995 | 21/12/2022 | Detached |
| [Same street] 26 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £160,995 | 21/12/2022 | Semi-detached |
| [Same street] 27 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £152,995 | 21/12/2022 | Semi-detached |
| [Same street] 28 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £146,995 | 19/12/2022 | Detached |
| [Same street] 35 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £152,995 | 06/12/2022 | Semi-detached |
| [Same street] 34 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £150,995 | 02/12/2022 | Semi-detached |
| [Same street] 36 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £152,995 | 30/11/2022 | Semi-detached |
| [Same street] 33 HENWOOD CLOSE, MIDDLESBROUGH, TS5 4NY | £159,995 | 25/11/2022 | Semi-detached |
| 29 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £152,995 | 26/08/2022 | Semi-detached |
| 30 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £147,995 | 26/08/2022 | Semi-detached |
| 31 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £147,995 | 19/08/2022 | Semi-detached |
| 32 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £131,995 | 29/07/2022 | Semi-detached |
| 12 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £145,995 | 14/07/2022 | Semi-detached |
| 11 KINGSBRIDGE CRESCENT, MIDDLESBROUGH, TS5 4GE | £120,000 | 08/07/2022 | Semi-detached |
| 9 HYLTON ROAD, MIDDLESBROUGH, TS5 4GA | £156,995 | 30/06/2022 | Semi-detached |
| 26 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £151,995 | 30/06/2022 | Semi-detached |
| 8 HYLTON ROAD, MIDDLESBROUGH, TS5 4GA | £145,995 | 30/06/2022 | Semi-detached |
| 34 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £150,995 | 30/06/2022 | Semi-detached |
| 25 QUEENSBURY GROVE, MIDDLESBROUGH, TS5 4GW | £146,995 | 29/06/2022 | Semi-detached |

**Street average:** £166,765 (15 sales)
**Area average:** £137,501 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £173,744 (90 Semi-detached, TS5, 2024–2026)
- **Deviation:** -21.7%

## Rental Range

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

- **Low:** £638/mo
- **Realistic:** £709/mo
- **Optimistic:** £780/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £474/mo

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, Clive Road, TS5 | £625/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Terraced House, Bush Street, TS5 | £650/mo | 2 | 0.88 miles | OpenRent |
| 2 Bed Terraced House, Worcester St, TS1 | £690/mo | 2 | 0.99 miles | OpenRent |
| 2 Bed Flat, Clifton St, TS1 | £750/mo | 2 | 1.18 miles | OpenRent |

**Average rent: £679/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £83,750
- **Target investor price (1%):** £67,000

*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 £670/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 16.9×
- **Monthly cashflow:** £42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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).*

## Price per Square Metre

- **£/m²:** £2,267/m²

## Capital growth trend

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

- **5y growth:** 23.1%
- **10y growth:** 23%

## House Price Index (HM Land Registry)

*Official index for Middlesbrough; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.6%
- **5y growth (index):** 19.2%
- **10y growth (index):** 38%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)