# 2 bedroom flat for sale (NE15 9FH)

## Property Details

| Key | Value |
|-----|-------|
| Address | Kestrel Court, Abbey Heights, NE15, NE15 9FH |
| Price | £180,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Last sold | £175,000 |

## Description

Bridgfords are delighted to market this beautiful apartment located in the heart of this sought after development

Accessed via a communal entrance hall with stairs leading to the apartment.

This spacious apartment comprises of an entrance hallway, an impressive light and airy open plan breakfast kitchen/dining/lounge, two good sized bedrooms,  the principal bedroom with  En-suite and bathroom.

Communal gardens and parking and allocated EV charger unit.

## Property Photos

- ![Photo](/listings/photos/161284232/579049) - Photo
- ![Photo](/listings/photos/161284232/579050) - Photo
- ![Photo](/listings/photos/161284232/579051) - Photo
- ![Photo](/listings/photos/161284232/579053) - Photo
- ![Photo](/listings/photos/161284232/579055) - Photo
- ![Photo](/listings/photos/161284232/579057) - Photo
- ![Photo](/listings/photos/161284232/579060) - Photo
- ![Photo](/listings/photos/161284232/579061) - Photo
- ![Photo](/listings/photos/161284232/579066) - Photo
- ![Photo](/listings/photos/161284232/579069) - Photo
- ![Photo](/listings/photos/161284232/579071) - Photo
- ![Photo](/listings/photos/161284232/579074) - Photo
- ![Photo](/listings/photos/161284232/579079) - Photo
- ![Photo](/listings/photos/161284232/579081) - Photo
- ![Photo](/listings/photos/161284232/579083) - Photo
- ![Photo](/listings/photos/161284232/579086) - Photo

## Floorplans

- ![Focal Integrated](/listings/photos/161284232/579088) - Focal Integrated

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161284232/579090) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £175,000 | 01/01/2025 | — |
|  | £161,495 | 01/01/2024 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 3 KESTREL COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE15 9FH | £175,000 | 24/10/2025 | Flat |
| [Same street] 8 KESTREL COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE15 9FH | £156,000 | 28/01/2025 | Flat |
| [Same street] 5 KESTREL COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE15 9FH | £168,145 | 01/12/2023 | Flat |
| [Same street] 8 KESTREL COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE15 9FH | £149,995 | 29/11/2023 | Flat |
| [Same street] 7 KESTREL COURT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE15 9FH | £149,195 | 29/11/2023 | Flat |

**Street average:** £159,667 (5 sales)

## Price vs local average

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

- **Local average:** £95,150 (13 Flat, NE15, 2024–2026)
- **Deviation:** +89.2%

## Rental Range

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

- **Low:** £1,085/mo
- **Realistic:** £1,206/mo
- **Optimistic:** £1,327/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £549/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, Denham Walk, NE5 | £695/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Spencer Court, NE15 | £800/mo | 2 | 0.94 miles | OpenRent |
| 2 Bed Terraced House, Milecastle Court, NE5 | £745/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Terraced House, Castlewood Close, NE5 | £795/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Tewkesbury Rd, NE15 | £695/mo | 2 | 1.2 miles | OpenRent |
| 2 Bed Flat, Combe Drive, NE15 | £695/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £738/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £90,000
- **Target investor price (1%):** £72,000

*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 £720/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 20.8×
- **Monthly cashflow:** £-86/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** 30.9%
- **10y growth:** 0.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 14.6%
- **10y growth (index):** 26%

## 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)