Sold STC Semi-detached

12 HERON CRESCENT

NEWCASTLE UPON TYNE, TYNE AND WEAR NE13 9DA

3 beds 2 baths 1,130 sq ft Listed 19 Jun 2020 (-2235d)

£200,000

Offers Over

Save

# 3 bedroom semi-detached house for sale (NE13 9DA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR NE13 9DA |
| Price | £200,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Floor area | 105 m² |
| Last sold | £210,000 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 17/06/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £274/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8001-6682-0439-6497-4643)

## Description

Set over three floors, the accommodation briefly comprises an entrance hallway; spacious 18ft dining kitchen with integrated appliances and access to a ground floor WC; lounge at the rear with UPVC French doors leading out on to a well kept rear garden. To the first floor, two bedrooms, bedroom two a generous double and the family bathroom with three piece suite. The second floor landing with storage gives access to the 12ft master bedroom with Velux windows and En-suite shower room. Externally there is a private enclosed garden to the rear, laid mainly to lawn with patio area and gated access. To the front there is a small town garden and access to off-street parking and the 20ft garage. With gas central heating and double glazing throughout, this property is a must see!

## Property Photos

- ![External](/listings/photos/71302077/1603909) - External
- ![Kitchen/Diner](/listings/photos/71302077/1603910) - Kitchen/Diner
- ![Kitchen/Diner](/listings/photos/71302077/1603914) - Kitchen/Diner
- ![Lounge](/listings/photos/71302077/1603919) - Lounge
- ![1st Floor Landing](/listings/photos/71302077/1603922) - 1st Floor Landing
- ![Bedroom 2](/listings/photos/71302077/1603926) - Bedroom 2
- ![Bathroom](/listings/photos/71302077/1603930) - Bathroom
- ![Bedroom 3](/listings/photos/71302077/1603932) - Bedroom 3
- ![Master Bedroom](/listings/photos/71302077/1603935) - Master Bedroom
- ![Master Bedroom](/listings/photos/71302077/1603938) - Master Bedroom
- ![Master En-Suite](/listings/photos/71302077/1603943) - Master En-Suite
- ![External](/listings/photos/71302077/1603948) - External
- ![External](/listings/photos/71302077/1603952) - External

## Floorplans

- ![Floor Plan](/listings/photos/71302077/1603957) - Floor Plan

## EPC Graphs

- ![EE Rating](/listings/photos/71302077/1603960) - EE Rating
- ![EI Rating](/listings/photos/71302077/1603962) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £210,000 | 27/11/2020 | Semi-detached |
| 12 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £194,995 | 22/08/2014 | 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 |
|---------|-------|------|------|
| 51 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX | £245,000 | 23/01/2026 | Semi-detached |
| 78 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £250,000 | 19/12/2025 | Semi-detached |
| [Same street] 33 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £245,000 | 08/12/2025 | Semi-detached |
| [Same street] 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £290,000 | 03/10/2025 | Detached |
| [Same street] 2 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £250,000 | 20/08/2025 | Semi-detached |
| [Same street] 65 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £137,000 | 28/02/2025 | Flat |
| 94 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £224,000 | 20/10/2023 | Semi-detached |
| 3 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU | £233,000 | 29/09/2023 | Semi-detached |
| 72 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £215,000 | 29/09/2023 | Semi-detached |
| [Same street] 10 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £250,000 | 22/09/2023 | Semi-detached |
| 21 ELEMORE CLOSE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BW | £240,000 | 26/07/2023 | Semi-detached |
| 1 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU | £237,000 | 30/06/2023 | Semi-detached |
| 51 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX | £240,000 | 02/05/2023 | Semi-detached |
| [Same street] 36 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £405,000 | 28/04/2023 | Detached |
| [Same street] 57 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £140,000 | 20/01/2023 | Flat |
| [Same street] 79 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £135,000 | 17/01/2023 | Flat |
| [Same street] 31 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £230,000 | 30/11/2022 | Semi-detached |
| [Same street] 67 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £129,500 | 28/11/2022 | Flat |
| 4 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £180,000 | 31/10/2022 | Semi-detached |
| 34 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £235,000 | 31/10/2022 | Semi-detached |
| [Same street] 75 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £143,000 | 28/10/2022 | Flat |
| [Same street] 30 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £350,000 | 07/10/2022 | Detached |
| 81 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX | £265,000 | 23/09/2022 | Semi-detached |
| [Same street] 53 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £127,000 | 14/09/2022 | Flat |
| 100 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £195,000 | 09/09/2022 | Semi-detached |
| 7 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU | £232,000 | 02/09/2022 | Semi-detached |
| [Same street] 9 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £248,000 | 01/08/2022 | Detached |
| 76 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £230,000 | 01/08/2022 | Semi-detached |
| 23 ELEMORE CLOSE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BW | £270,000 | 21/07/2022 | Semi-detached |
| 6 SHOTTON VIEW, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DE | £235,000 | 18/07/2022 | Semi-detached |
| [Same street] 51 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £139,000 | 10/06/2022 | Flat |
| 38 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £221,000 | 19/05/2022 | Semi-detached |
| 36 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DN | £210,500 | 28/01/2022 | Semi-detached |
| 20 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £232,000 | 21/01/2022 | Semi-detached |
| 6 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DN | £222,000 | 10/12/2021 | Semi-detached |

**Street average:** £214,567 (15 sales)
**Area average:** £230,575 (20 sales)

## Price vs local average

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

- **Local average:** £221,887 (54 Semi-detached, NE13, 2024–2026)
- **Deviation:** -9.9%

## 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):** £648/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 Semi-Detached House, Shotton View, NE13 | £1,250/mo | 3 | 0.06 miles | OpenRent |
| 3 Bed Semi-Detached House, Leasingthorne Way, NE13 | £2,500/mo | 3 | 0.19 miles | OpenRent |
| 3 Bed Semi-Detached House, Wagonway Drive, NE13 | £1,400/mo | 3 | 0.25 miles | OpenRent |
| 3 Bed Detached House, Speckledwood Way, NE13 | £1,550/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed End Terrace, Poppy Place, NE13 | £1,250/mo | 3 | 0.57 miles | OpenRent |
| 3 Bed Semi-Detached House, Lauceston Close, NE3 | £895/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Semi-Detached House, Calla Close, NE13 | £1,400/mo | 3 | 0.73 miles | OpenRent |
| 3 Bed Semi-Detached House, Elmwood Park Mews, NE13 | £1,200/mo | 3 | 0.75 miles | OpenRent |
| 3 Bed Semi-Detached House, Calla Close, NE13 | £1,400/mo | 3 | 0.79 miles | OpenRent |

**Average rent: £1,427/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £447/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.3%

*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:** £1,905/m²

## Capital growth trend

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

- **5y growth:** 33.6%
- **10y growth:** 50.6%

## House Price Index (HM Land Registry)

*Official index for Newcastle upon Tyne; Semi-detached series; as of April 2026.*

- **1y growth (index):** 6.6%
- **5y growth (index):** 28.1%
- **10y growth (index):** 47.2%

## 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)

External Kitchen/Diner Kitchen/Diner Lounge 1st Floor Landing Bedroom 2 Bathroom Bedroom 3 Master Bedroom Master Bedroom Master En-Suite External External

/ 13

Property details

Floor area

105 m²

EPC rating

Last sold

£210,000 Nov 2020

Price per m²

£1,905/m²

Local average

£221,887 (-9.9%)

Street crime

73 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

This well presented, modern semi-detached family home is ideally situated on Heron Crescent within the Phase III development of Newcastle's Great Park. Well positioned within close proximity to transport links to and beyond Newcastle city centre and offering modern style living, providing excellent transport links, schooling and within a stones throw to the A1, this property is ideal for both first time buyers and second time home owners. The house also benefits from a delightful rear garden and a 20ft garage!

Set over three floors, the accommodation briefly comprises an entrance hallway; spacious 18ft dining kitchen with integrated appliances and access to a ground floor WC; lounge at the rear with UPVC French doors leading out on to a well kept rear garden. To the first floor, two bedrooms, bedroom two a generous double and the family bathroom with three piece suite. The second floor landing with storage gives access to the 12ft master bedroom with Velux windows and En-suite shower room. Externally there is a private enclosed garden to the rear, laid mainly to lawn with patio area and gated access. To the front there is a small town garden and access to off-street parking and the 20ft garage. With gas central heating and double glazing throughout, this property is a must see!

| 1,292 Sq. ft (120.0 m2) | Modern Semi-Detached House | New Build Development | Lounge | Modern Dining Kitchen | Three Bedrooms | Family Bathroom WC | En Suite Shower Room & Ground Floor WC | Three Story Property | Rear Garden | Off Street Parking | 20ft Garage | GCH & DG | EPC Rating: B

Listed by

Jesmond

Bailey & Co. Limited

Reference: 71302077

EPC Rating & Upgrade Cost

This certificate expired on 17/06/2024. A new EPC may be required before the property can be marketed or let.

Current rating: B

Potential rating: A

Inspection date: 18/06/2014

Expiry date: 17/06/2024 (expired)

Current heating cost: £274/year

Potential heating cost: £274/year

Est. upgrade cost to C: £16,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EE Rating

EI Rating

Price history

8% since 2014

Event	Date	Price	% change
Sold	27/11/2020 (5 years ago)	£210,000	+7.7%
Sold	22/08/2014 (11 years ago)	£194,995	—

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
51 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX	£245,000	23/01/2026	Semi-detached
78 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£250,000	19/12/2025	Semi-detached
Same street 33 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£245,000	08/12/2025	Semi-detached
Same street 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£290,000	03/10/2025	Detached
Same street 2 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£250,000	20/08/2025	Semi-detached
Same street 65 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£137,000	28/02/2025	Flat
94 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£224,000	20/10/2023	Semi-detached
3 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU	£233,000	29/09/2023	Semi-detached
72 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£215,000	29/09/2023	Semi-detached
Same street 10 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£250,000	22/09/2023	Semi-detached
21 ELEMORE CLOSE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BW	£240,000	26/07/2023	Semi-detached
1 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU	£237,000	30/06/2023	Semi-detached
51 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX	£240,000	02/05/2023	Semi-detached
Same street 36 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£405,000	28/04/2023	Detached
Same street 57 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£140,000	20/01/2023	Flat
Same street 79 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£135,000	17/01/2023	Flat
Same street 31 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£230,000	30/11/2022	Semi-detached
Same street 67 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£129,500	28/11/2022	Flat
4 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£180,000	31/10/2022	Semi-detached
34 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£235,000	31/10/2022	Semi-detached
Same street 75 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£143,000	28/10/2022	Flat
Same street 30 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£350,000	07/10/2022	Detached
81 WAGONWAY DRIVE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BX	£265,000	23/09/2022	Semi-detached
Same street 53 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£127,000	14/09/2022	Flat
100 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£195,000	09/09/2022	Semi-detached
7 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU	£232,000	02/09/2022	Semi-detached
Same street 9 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£248,000	01/08/2022	Detached
76 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£230,000	01/08/2022	Semi-detached
23 ELEMORE CLOSE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BW	£270,000	21/07/2022	Semi-detached
6 SHOTTON VIEW, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DE	£235,000	18/07/2022	Semi-detached
Same street 51 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£139,000	10/06/2022	Flat
38 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£221,000	19/05/2022	Semi-detached
36 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DN	£210,500	28/01/2022	Semi-detached
20 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£232,000	21/01/2022	Semi-detached
6 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DN	£222,000	10/12/2021	Semi-detached

Street average: £214,567 (15 sales)

Area average: £230,575 (20 sales)

Capital growth trend

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

5y growth 33.6%

10y growth 50.6%

House Price Index (HM Land Registry — official index, not sold-price averages): Newcastle upon Tyne. Series: Semi-detached. As of April 2026.

1y (index) 6.6%

5y (index) 28.1%

10y (index) 47.2%

Rental Range

Estimated market rent for Newcastle upon Tyne. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,085/mo

Realistic £1,206/mo

Optimistic £1,327/mo

Based on Local Authority from postcode lookup → Newcastle upon Tyne.

LHA (30th percentile) floor for Tyneside: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NE13 9DA

Nearby

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

Type	Name	Distance
Shop	One Stop	0.2 miles
Bus stop	Roseden Way-Ospray Walk	0.2 miles
Shop	Unknown	0.3 miles
Bus stop	Unknown	0.4 miles
Train station	Fawdon	1.0 miles
Train station	Wansbeck Road	1.1 miles
University	Campus for Ageing and Vitality	3.4 miles
University	Northumbria University Coach Lane Campus	3.5 miles
Hospital	Priory Day Hospital	7.7 miles
Hospital	Ferndene - Children and Young Peoples Inpatient Service	9.3 miles

Street-level crime

Category	Count
Anti-social behaviour	35
Violence and sexual offences	16
Criminal damage and arson	12
Public order	4
Other theft	2
Vehicle crime	2
Burglary	1
Other crime	1
Total incidents	73

Within 1 mile during May 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
Brunton First School	Primary	0.4 miles	Good — 20 Nov 2015
Havannah First School	Primary	0.7 miles	Good — 29 Jan 2014
North Fawdon Primary School	Primary	0.7 miles	— (Inspected (no overall grade))
Regent Farm First School	Primary	1.1 miles	Good — 27 Feb 2012
Kingston Park Primary School	Primary	1.2 miles	Good — 23 Nov 2013

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 Semi-Detached House, Shotton View, NE13	£1,250/mo	3	0.06 miles	OpenRent
3 Bed Semi-Detached House, Leasingthorne Way, NE13	£2,500/mo	3	0.19 miles	OpenRent
3 Bed Semi-Detached House, Wagonway Drive, NE13	£1,400/mo	3	0.25 miles	OpenRent
3 Bed Detached House, Speckledwood Way, NE13	£1,550/mo	3	0.45 miles	OpenRent
3 Bed End Terrace, Poppy Place, NE13	£1,250/mo	3	0.57 miles	OpenRent
3 Bed Semi-Detached House, Lauceston Close, NE3	£895/mo	3	0.71 miles	OpenRent
3 Bed Semi-Detached House, Calla Close, NE13	£1,400/mo	3	0.73 miles	OpenRent
3 Bed Semi-Detached House, Elmwood Park Mews, NE13	£1,200/mo	3	0.75 miles	OpenRent
3 Bed Semi-Detached House, Calla Close, NE13	£1,400/mo	3	0.79 miles	OpenRent

Average rent: £1,427/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £447/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.3%

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).

Download brochure