# 3 bedroom semi-detached house for sale (NE64 6AH) ## Property Details | Key | Value | |-----|-------| | Address | 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND NE64 6AH | | Price | £160,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | B | | Construction age | England and Wales: 1991-1995 | | Floor area | 66 m² | | Last sold | £152,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 11/06/2035 - **Current heating cost:** £584/year - **Est. upgrade cost to C:** £10,950 ### Recommendations - B4 (£300 - £600) - W1 (£800 - £1,200) - 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/2031-0496-9050-6204-2395) ## Description ***MODERN SEMI DETACHED HOUSE - THREE BEDROOMS - POPULAR LOCATION - BEAUTIFULLY PRESENTED - UPGRADED SHOWER ROOM & CLOAKROOM - KITCHEN/DINER - PARTIAL SEA VIEWS TO REAR - DRIVEWAY - LANDSCAPED REAR GARDEN - MUST BE VIEWED*** Pattinson Estate Agents welcome to the sales market this modern three bedroom semi-detached house situated on Woodhorn Farm in Newbiggin By The Sea. A sought after location just a short walk into the town centre with sea front, promenade, a variety of shops, amenities and travel links. This beautifully presented property has been much improved by the current owner with newly fitted shower room and ground floor cloak room, new decor and flooring throughout. Warmed via gas central heating (combi boiler) and Upvc double glazed throughout. With partial sea views to the rear this is an opportunity not to be missed and early viewings are essential. Briefly comprising; entrance porch, cloakroom, lounge and kitchen/diner. To the first floor three bedrooms and shower room. Externally to the front an open plan lawned area and driveway. To the rear an enclosed garden with patio area. To arrange your viewing please contact our Ashington Team on or email Council Tax Band: B Tenure: Freehold ## Property Photos - ![Photo](/listings/photos/166224395/693207) - ![Photo](/listings/photos/166224395/693208) - ![Photo](/listings/photos/166224395/693209) - ![Photo](/listings/photos/166224395/693210) - ![Photo](/listings/photos/166224395/693211) - ![Photo](/listings/photos/166224395/693212) - ![Photo](/listings/photos/166224395/693213) - ![Photo](/listings/photos/166224395/693214) - ![Photo](/listings/photos/166224395/693215) - ![Photo](/listings/photos/166224395/693216) - ![Photo](/listings/photos/166224395/693217) - ![Photo](/listings/photos/166224395/693218) - ![Photo](/listings/photos/166224395/693219) - ![Photo](/listings/photos/166224395/693222) - ![Photo](/listings/photos/166224395/693223) - ![Photo](/listings/photos/166224395/693224) - ![Photo](/listings/photos/166224395/693225) - ![Photo](/listings/photos/166224395/693226) - ![Photo](/listings/photos/166224395/693230) - ![Photo](/listings/photos/166224395/693232) - ![Photo](/listings/photos/166224395/693234) - ![Photo](/listings/photos/166224395/693235) - ![Photo](/listings/photos/166224395/693236) - ![Photo](/listings/photos/166224395/693237) - ![Photo](/listings/photos/166224395/693238) - ![Photo](/listings/photos/166224395/693240) ## Floorplans - ![Floor Plan](/listings/photos/166224395/693241) - Floor Plan ## EPC Graphs - ![EPC](/listings/photos/166224395/693244) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £152,000 | 30/01/2026 | Detached | | 35 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £124,000 | 07/06/2022 | 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 | |---------|-------|------|------| | 25 PELAW AVENUE, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6LD | £115,000 | 15/12/2025 | Semi-detached | | [Same street] 38 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £265,000 | 02/12/2025 | Detached | | [Same street] 17 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £240,000 | 13/10/2025 | Detached | | [Same street] 46 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £114,500 | 20/12/2023 | Semi-detached | | [Same street] 31 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £140,000 | 13/10/2023 | Semi-detached | | [Same street] 44 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £190,000 | 29/09/2023 | Detached | | 8 SMALLHOLDINGS, WOODHORN DEMESNE, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6JU | £107,000 | 04/08/2023 | Semi-detached | | [Same street] 48 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £110,000 | 20/07/2023 | Semi-detached | | [Same street] 4 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £180,000 | 28/06/2023 | Detached | | [Same street] 32 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £125,000 | 14/11/2022 | Semi-detached | | [Same street] 59 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £180,000 | 02/08/2022 | Detached | | 3 STORE FARM ROAD, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6LB | £133,000 | 01/07/2022 | Semi-detached | | [Same street] 52 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £50,000 | 01/04/2022 | Terraced | | [Same street] 45 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £123,500 | 14/02/2022 | Semi-detached | | 6 STOREY CRESCENT, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6LG | £149,960 | 10/01/2022 | Semi-detached | | [Same street] 53 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £86,000 | 07/12/2021 | Terraced | | [Same street] 19 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £244,950 | 30/09/2021 | Detached | | 3 SMALLHOLDINGS, WOODHORN DEMESNE, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6JU | £250,000 | 30/09/2021 | Semi-detached | | [Same street] 51 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £92,000 | 24/09/2021 | Terraced | | [Same street] 2 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £176,000 | 23/07/2021 | Detached | | 24 WOODHORN FARM, NEWBIGGIN-BY-THE-SEA, NORTHUMBERLAND, NE64 6AH | £133,500 | 24/06/2021 | Semi-detached | **Street average:** £154,463 (15 sales) **Area average:** £148,077 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £115,833 (6 Semi-detached, NE64, 2024–2026) - **Deviation:** +38.1% ## Rental Range *ONS Price Index of Private Rents (Northumberland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £604/mo - **Realistic:** £671/mo - **Optimistic:** £738/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Northumberland (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £529/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 | |------|------|------|------|------| | 3 Bed End Terrace, Holmwood Avenue, NE64 | £850/mo | 3 | 0.11 miles | OpenRent | | 3 Bed End Terrace, Woodhorn Crescent, NE64 | £750/mo | 3 | 0.17 miles | OpenRent | | 3 Bed Semi-Detached House, Woodhorn Crescent, NE64 | £750/mo | 3 | 0.17 miles | OpenRent | | 3 Bed End Terrace, East Lea, NE64 | £650/mo | 3 | 0.46 miles | OpenRent | | 3 Bed Semi-Detached House, Manor View, NE64 | £780/mo | 3 | 0.47 miles | OpenRent | | 3 Bed Semi-Detached House, Patterson Way, NE63 | £2,300/mo | 3 | 1.04 miles | OpenRent | **Average rent: £1,013/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.48% (weak for cashflow) - **Max investor price (0.8%):** £95,625 - **Target investor price (1%):** £76,500 *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 £765/mo).* - **Gross yield:** 5.7% - **Cost-to-rent:** 17.4× - **Monthly cashflow:** £33/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.9% *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:** £2,424/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 5.2% - **10y growth:** 41.1% ## House Price Index (HM Land Registry) *Official index for Northumberland; Semi-detached series; as of March 2026.* - **1y growth (index):** 2.3% - **5y growth (index):** 23.9% - **10y growth (index):** 45.7% ## 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)