# 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 |
| Last sold | £128,000 Jan 2023 |

## 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] 234 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £146,223 | 08/08/2022 | Terraced |
| [Same street] 230 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £121,802 | 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).*

## 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)