Sold STC Town house

228 BOROUGH ROAD

MIDDLESBROUGH, MIDDLESBROUGH TS1 2EQ

4 beds 1 baths 1,313 sq ft Listed 1 Nov 2021 (-1685d)

£135,000

Reduced on 10 Sep 2021

Save

# 4 bedroom town house for sale (TS1 2EQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 228 BOROUGH ROAD, MIDDLESBROUGH, MIDDLESBROUGH TS1 2EQ |
| Price | £135,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 122 m² |
| Last sold | £128,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 18/03/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £2,254/year
- **Est. upgrade cost to C:** £25,655

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- E (£55)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0546-2831-7875-9496-7171)

## Description

Clarke Munro are delighted to introduce this fantastic four bedroom family home in TS1. Benefiting from an excellent finish throughout, the ground floor comprises a wonderful separate reception room to the front of the property with large bay window and high ceilings, a second reception room further to the rear and a modern well-appointed kitchen leading onto the patio-garden. Upstairs, three bedrooms and a contemporary family bathroom on the first-floor with an addition large double bedroom on the top floor. The property further benefits from off street parking and close proximity to the amenities of Linthorpe Road and the town-centre.

## Property Photos

- ![Photo 7](/listings/photos/115639841/291473) - Photo 7
- ![Photo 9](/listings/photos/115639841/291474) - Photo 9
- ![Photo 10](/listings/photos/115639841/291475) - Photo 10
- ![Photo 11](/listings/photos/115639841/291476) - Photo 11
- ![Photo 8](/listings/photos/115639841/291477) - Photo 8
- ![Photo 12](/listings/photos/115639841/291478) - Photo 12
- ![Photo 2](/listings/photos/115639841/291479) - Photo 2
- ![Photo 3](/listings/photos/115639841/291480) - Photo 3
- ![Photo 6](/listings/photos/115639841/291481) - Photo 6
- ![Photo 4](/listings/photos/115639841/291482) - Photo 4
- ![Photo 5](/listings/photos/115639841/291483) - Photo 5
- ![Photo 1](/listings/photos/115639841/291484) - Photo 1
- ![Photo 13](/listings/photos/115639841/291485) - Photo 13

## Floorplans

- ![Floorplan 1](/listings/photos/115639841/291486) - Floorplan 1

## EPC Graphs

- ![EPC CERTIFICATE](/listings/photos/115639841/291487) - EPC CERTIFICATE

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 228 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £128,000 | 12/01/2023 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF | £80,000 | 04/12/2025 | Terraced |
| 13 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £70,000 | 24/03/2025 | Terraced |
| [Same street] 212 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £150,000 | 16/11/2023 | Terraced |
| 11 ABINGDON ROAD, MIDDLESBROUGH, TS1 2DP | £137,000 | 06/11/2023 | Terraced |
| 149 MARTON ROAD, MIDDLESBROUGH, TS1 2EA | £100,000 | 31/10/2023 | Terraced |
| 1 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £75,000 | 26/07/2023 | Terraced |
| 172 MARTON ROAD, MIDDLESBROUGH, TS1 2ED | £120,000 | 31/03/2023 | Terraced |
| 145 MARTON ROAD, MIDDLESBROUGH, TS1 2EA | £150,000 | 10/03/2023 | Terraced |
| 13 FIFE STREET, MIDDLESBROUGH, TS1 2EE | £48,000 | 16/12/2022 | Terraced |
| 30 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF | £41,000 | 05/12/2022 | Terraced |
| 23 FIFE STREET, MIDDLESBROUGH, TS1 2EE | £87,000 | 12/10/2022 | Terraced |
| 30 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF | £38,000 | 07/10/2022 | Terraced |
| 23 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £80,000 | 07/10/2022 | Terraced |
| 7 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £59,995 | 26/08/2022 | Terraced |
| [Same street] 230 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £121,802 | 08/08/2022 | Terraced |
| [Same street] 234 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £146,223 | 08/08/2022 | Terraced |
| 13 FIFE STREET, MIDDLESBROUGH, TS1 2EE | £39,950 | 28/07/2022 | Terraced |
| 2 STAMFORD STREET, MIDDLESBROUGH, TS1 3EW | £60,000 | 13/07/2022 | Terraced |
| 240 BOROUGH ROAD, MIDDLESBROUGH, TS4 2BQ | £58,000 | 29/04/2022 | Terraced |
| 216 GRANGE ROAD, MIDDLESBROUGH, TS1 2AH | £140,000 | 20/04/2022 | Terraced |
| 143 MARTON ROAD, MIDDLESBROUGH, TS1 2EA | £129,000 | 11/03/2022 | Terraced |
| 149 BOROUGH ROAD, MIDDLESBROUGH, TS1 3AT | £145,000 | 21/02/2022 | Terraced |
| 24 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF | £69,000 | 18/01/2022 | Terraced |
| [Same street] 202 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £290,000 | 01/07/2021 | Other |

**Street average:** £177,006 (4 sales)
**Area average:** £86,347 (20 sales)

## Price vs local average

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

- **Local average:** £77,479 (47 Terraced, TS1, 2024–2026)
- **Deviation:** +74.2%

## 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):** £748/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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Teak St, TS1 | £1,000/mo | 4 | 0.09 miles | OpenRent |
| 4 Bed Terraced House, Myrtle St, TS1 | £1,100/mo | 4 | 0.11 miles | OpenRent |

**Average rent: £1,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.7×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.9%

*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:** £1,107/m²

## Capital growth trend

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

- **5y growth:** 31%
- **10y growth:** 6.2%

## House Price Index (HM Land Registry)

*Official index for Middlesbrough; Terraced series; as of March 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 20.6%
- **10y growth (index):** 41%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

122 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£128,000 Jan 2023

Price per m²

£1,107/m²

Local average

£77,479 (+74.2%)

Street crime

879 incidents within 1 mile (Apr 2026)

Key features

Four bedrooms
Excellent finish throughout
Great TS1 location
Off-street parking

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Middlesbrough

Clarke Munro

Reference: 115639841

EPC Rating & Upgrade Cost

This certificate expired on 18/03/2026. A new EPC may be required before the property can be marketed or let.

Current rating: F

Potential rating: C

Inspection date: 19/03/2016

Expiry date: 18/03/2026 (expired)

Current heating cost: £2,254/year

Potential heating cost: £995/year

Est. upgrade cost to C: £25,655

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£55)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC CERTIFICATE

Price history

Event	Date	Price	% change
Sold	12/01/2023 (3 years ago)	£128,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
8 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF	£80,000	04/12/2025	Terraced
13 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£70,000	24/03/2025	Terraced
Same street 212 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£150,000	16/11/2023	Terraced
11 ABINGDON ROAD, MIDDLESBROUGH, TS1 2DP	£137,000	06/11/2023	Terraced
149 MARTON ROAD, MIDDLESBROUGH, TS1 2EA	£100,000	31/10/2023	Terraced
1 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£75,000	26/07/2023	Terraced
172 MARTON ROAD, MIDDLESBROUGH, TS1 2ED	£120,000	31/03/2023	Terraced
145 MARTON ROAD, MIDDLESBROUGH, TS1 2EA	£150,000	10/03/2023	Terraced
13 FIFE STREET, MIDDLESBROUGH, TS1 2EE	£48,000	16/12/2022	Terraced
30 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF	£41,000	05/12/2022	Terraced
23 FIFE STREET, MIDDLESBROUGH, TS1 2EE	£87,000	12/10/2022	Terraced
30 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF	£38,000	07/10/2022	Terraced
23 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£80,000	07/10/2022	Terraced
7 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£59,995	26/08/2022	Terraced
Same street 230 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£121,802	08/08/2022	Terraced
Same street 234 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£146,223	08/08/2022	Terraced
13 FIFE STREET, MIDDLESBROUGH, TS1 2EE	£39,950	28/07/2022	Terraced
2 STAMFORD STREET, MIDDLESBROUGH, TS1 3EW	£60,000	13/07/2022	Terraced
240 BOROUGH ROAD, MIDDLESBROUGH, TS4 2BQ	£58,000	29/04/2022	Terraced
216 GRANGE ROAD, MIDDLESBROUGH, TS1 2AH	£140,000	20/04/2022	Terraced
143 MARTON ROAD, MIDDLESBROUGH, TS1 2EA	£129,000	11/03/2022	Terraced
149 BOROUGH ROAD, MIDDLESBROUGH, TS1 3AT	£145,000	21/02/2022	Terraced
24 SOMERSET STREET, MIDDLESBROUGH, TS1 2EF	£69,000	18/01/2022	Terraced
Same street 202 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£290,000	01/07/2021	Other

Street average: £177,006 (4 sales)

Area average: £86,347 (20 sales)

Capital growth trend

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

5y growth 31%

10y growth 6.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Middlesbrough. Series: Terraced. As of March 2026.

1y (index) 1.4%

5y (index) 20.6%

10y (index) 41%

Rental Range

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

Low £638/mo

Realistic £709/mo

Optimistic £780/mo

Based on Local Authority from postcode lookup → Middlesbrough.

LHA (30th percentile) floor for Teesside: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TS1 2EQ

Nearby

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

Type	Name	Distance
Shop	Boro Tyres & MOT	0.1 miles
Bus stop	Lennox Street	0.1 miles
Shop	@Lifestyle	0.1 miles
University	Teesside University	0.3 miles
Train station	Middlesbrough	0.6 miles
Hospital	Roseberry Park	1.2 miles
Hospital	Carter Bequest Hospital, Middlesbrough	1.5 miles
Train station	James Cook	1.6 miles
University	Durham University, Queen's Campus	2.9 miles

Street-level crime

Category	Count
Violence and sexual offences	283
Anti-social behaviour	118
Shoplifting	101
Public order	75
Criminal damage and arson	66
Other theft	48
Vehicle crime	48
Burglary	31
Drugs	30
Other crime	27
Robbery	26
Bicycle theft	11
Possession of weapons	9
Theft from the person	6
Total incidents	879

Within 1 mile during Apr 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
Abingdon Primary School	Primary	0.1 miles	Good — 6 Jul 2023
Outwood Academy Riverside	Secondary	0.2 miles	Good — 28 Jun 2023
Teesside University	Other	0.3 miles	— (No rating)
Breckon Hill Primary School	Primary	0.3 miles	Good — 6 Mar 2017
Middlesbrough College	Other	0.5 miles	— (No rating)

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
4 Bed Terraced House, Teak St, TS1	£1,000/mo	4	0.09 miles	OpenRent
4 Bed Terraced House, Myrtle St, TS1	£1,100/mo	4	0.11 miles	OpenRent

Average rent: £1,050/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.78%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 9.3%

Cost-to-rent ratio 10.7×

Monthly cashflow £388/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.9%

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).