Sold Terraced

34 NEWLANDS ROAD

MIDDLESBROUGH, MIDDLESBROUGH TS1 3EL

3 beds 1 baths 915 sq ft Listed 12 Aug 2022 (-1403d)

£115,000

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# 3 bedroom terraced house for sale (TS1 3EL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34 NEWLANDS ROAD, MIDDLESBROUGH, MIDDLESBROUGH TS1 3EL |
| Price | £115,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 85 m² |
| Last sold | £107,000 Nov 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 29/03/2032
- **Current heating cost:** £668/year
- **Est. upgrade cost to C:** £23,275

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- I (£2,200 - £3,000)
- 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/0570-2330-1570-2872-6761)

## Description

Clarke Munro are delighted to introduce this attractive three bedroom family home located on a popular street in TS1. Benefiting from a charming double-reception room with high ceilings and a modern well-appointed kitchen leading onto a large storage extension to the rear. Upstairs, three double bedroom and a family bathroom. The property further benefits from a bit of scope to update easily, excellent value at the current price and close proximity to the amenities and transport links of Central Middlesborough.

## Property Photos

- ![Photo 10](/listings/photos/126017615/365120) - Photo 10
- ![Photo 2](/listings/photos/126017615/365121) - Photo 2
- ![Photo 3](/listings/photos/126017615/365122) - Photo 3
- ![Photo 9](/listings/photos/126017615/365125) - Photo 9
- ![Photo 1](/listings/photos/126017615/365129) - Photo 1
- ![Photo 5](/listings/photos/126017615/365131) - Photo 5
- ![Photo 6](/listings/photos/126017615/365133) - Photo 6
- ![Photo 7](/listings/photos/126017615/365135) - Photo 7
- ![Photo 8](/listings/photos/126017615/365137) - Photo 8

## Floorplans

- ![Floorplan 1](/listings/photos/126017615/365139) - Floorplan 1
- ![Floorplan 2](/listings/photos/126017615/365141) - Floorplan 2
- ![Floorplan 3](/listings/photos/126017615/365144) - Floorplan 3

## EPC Graphs

- ![EPC CERTIFICATE](/listings/photos/126017615/365147) - EPC CERTIFICATE

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL | £107,000 | 11/11/2022 | 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 |
|---------|-------|------|------|
| 25 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL | £76,000 | 08/12/2025 | Terraced |
| 29 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL | £72,000 | 27/06/2025 | Terraced |
| 13 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £70,000 | 24/03/2025 | Terraced |
| [Same street] 4 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL | £120,000 | 28/02/2025 | Terraced |
| 138 ABINGDON ROAD, MIDDLESBROUGH, TS1 3JX | £33,417 | 19/12/2023 | Terraced |
| [Same street] 38 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL | £110,000 | 28/11/2023 | Terraced |
| 1 THISTLE STREET, MIDDLESBROUGH, TS1 3DZ | £35,000 | 22/11/2023 | Terraced |
| 212 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £150,000 | 16/11/2023 | Terraced |
| 131 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3HB | £340,000 | 16/08/2023 | Terraced |
| [Same street] 40 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL | £110,000 | 03/08/2023 | Terraced |
| 1 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £75,000 | 26/07/2023 | Terraced |
| 7 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL | £52,000 | 12/07/2023 | Terraced |
| 15 HADDON STREET, MIDDLESBROUGH, TS1 3JL | £62,000 | 19/06/2023 | Terraced |
| 47 ABINGDON ROAD, MIDDLESBROUGH, TS1 3JS | £86,500 | 30/03/2023 | Terraced |
| 228 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £128,000 | 12/01/2023 | Terraced |
| 38 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EX | £220,000 | 02/11/2022 | Terraced |
| 40 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EX | £180,000 | 20/10/2022 | Terraced |
| 22 HOLLY STREET, MIDDLESBROUGH, TS1 3ED | £55,000 | 20/10/2022 | Terraced |
| 23 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £80,000 | 07/10/2022 | Terraced |
| 68 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EU | £110,000 | 16/09/2022 | Terraced |
| 7 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB | £59,995 | 26/08/2022 | Terraced |
| 179 MARTON ROAD, MIDDLESBROUGH, TS4 2EW | £143,300 | 23/08/2022 | Terraced |
| 234 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ | £146,223 | 08/08/2022 | Terraced |
| [Same street] 4 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL | £100,000 | 26/04/2022 | Terraced |

**Street average:** £110,000 (4 sales)
**Area average:** £108,722 (20 sales)

## Price vs local average

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

- **Local average:** £77,315 (46 Terraced, TS1, 2024–2026)
- **Deviation:** +48.7%

## 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):** £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 |
|------|------|------|------|------|
| 3 Bed End Terrace, Southfield Road, TS1 | £950/mo | 3 | 0.07 miles | OpenRent |
| 3 Bed Terraced House, Middlesbrough, TS4 | £950/mo | 3 | 0.23 miles | OpenRent |
| 3 Bed Terraced House, Abingdon Road, TS1 | £380/mo | 3 | 0.24 miles | OpenRent |

**Average rent: £760/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £377/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.6%

*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:** £1,353/m²

## Capital growth trend

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

- **5y growth:** 30.2%
- **10y growth:** 7.2%

## 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)

Photo 10 Photo 2 Photo 3 Photo 9 Photo 1 Photo 5 Photo 6 Photo 7 Photo 8

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Property details

Tenure

FREEHOLD

Floor area

85 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£107,000 Nov 2022

Price per m²

£1,353/m²

Local average

£77,315 (+48.7%)

Street crime

955 incidents within 1 mile (Apr 2026)

Key features

Three bedroom family home
Great TS1 location
Charming finish throughout with potential to easily update further

Description

Listed by

Middlesbrough

Clarke Munro

Reference: 126017615

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 30/03/2022

Expiry date: 29/03/2032

Current heating cost: £668/year

Potential heating cost: £370/year

Est. upgrade cost to C: £23,275

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

Floorplan 3

EPC Graphs

EPC CERTIFICATE

Price history

Event	Date	Price	% change
Sold	11/11/2022 (3 years ago)	£107,000	—

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
25 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL	£76,000	08/12/2025	Terraced
29 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL	£72,000	27/06/2025	Terraced
13 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£70,000	24/03/2025	Terraced
Same street 4 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL	£120,000	28/02/2025	Terraced
138 ABINGDON ROAD, MIDDLESBROUGH, TS1 3JX	£33,417	19/12/2023	Terraced
Same street 38 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL	£110,000	28/11/2023	Terraced
1 THISTLE STREET, MIDDLESBROUGH, TS1 3DZ	£35,000	22/11/2023	Terraced
212 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£150,000	16/11/2023	Terraced
131 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3HB	£340,000	16/08/2023	Terraced
Same street 40 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL	£110,000	03/08/2023	Terraced
1 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£75,000	26/07/2023	Terraced
7 FALMOUTH STREET, MIDDLESBROUGH, TS1 3HL	£52,000	12/07/2023	Terraced
15 HADDON STREET, MIDDLESBROUGH, TS1 3JL	£62,000	19/06/2023	Terraced
47 ABINGDON ROAD, MIDDLESBROUGH, TS1 3JS	£86,500	30/03/2023	Terraced
228 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£128,000	12/01/2023	Terraced
38 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EX	£220,000	02/11/2022	Terraced
40 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EX	£180,000	20/10/2022	Terraced
22 HOLLY STREET, MIDDLESBROUGH, TS1 3ED	£55,000	20/10/2022	Terraced
23 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£80,000	07/10/2022	Terraced
68 SOUTHFIELD ROAD, MIDDLESBROUGH, TS1 3EU	£110,000	16/09/2022	Terraced
7 MYRTLE STREET, MIDDLESBROUGH, TS1 3EB	£59,995	26/08/2022	Terraced
179 MARTON ROAD, MIDDLESBROUGH, TS4 2EW	£143,300	23/08/2022	Terraced
234 BOROUGH ROAD, MIDDLESBROUGH, TS1 2EQ	£146,223	08/08/2022	Terraced
Same street 4 NEWLANDS ROAD, MIDDLESBROUGH, TS1 3EL	£100,000	26/04/2022	Terraced

Street average: £110,000 (4 sales)

Area average: £108,722 (20 sales)

Capital growth trend

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

5y growth 30.2%

10y growth 7.2%

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: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TS1 3EL

Nearby

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

Type	Name	Distance
Shop	National Tyres and Autocare	0.1 miles
Shop	Naz's Hair Salon	0.1 miles
Bus stop	Unknown	0.1 miles
Bus stop	Lennox Street	0.1 miles
University	Teesside University	0.3 miles
Train station	Middlesbrough	0.7 miles
Hospital	Roseberry Park	1.1 miles
Hospital	The James Cook University Hospital	1.4 miles
Train station	James Cook	1.5 miles
University	Durham University, Queen's Campus	2.8 miles

Street-level crime

Category	Count
Violence and sexual offences	304
Anti-social behaviour	133
Shoplifting	108
Public order	83
Criminal damage and arson	71
Vehicle crime	52
Other theft	51
Burglary	37
Drugs	34
Other crime	28
Robbery	27
Bicycle theft	11
Possession of weapons	9
Theft from the person	7
Total incidents	955

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
Breckon Hill Primary School	Primary	0.3 miles	Good — 6 Mar 2017
Outwood Academy Riverside	Secondary	0.3 miles	Good — 28 Jun 2023
Teesside University	Other	0.3 miles	— (No rating)
St Joseph's Catholic Primary School	Primary	0.5 miles	Good — 16 Jun 2019

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, Southfield Road, TS1	£950/mo	3	0.07 miles	OpenRent
3 Bed Terraced House, Middlesbrough, TS4	£950/mo	3	0.23 miles	OpenRent
3 Bed Terraced House, Abingdon Road, TS1	£380/mo	3	0.24 miles	OpenRent

Average rent: £760/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 9.9%

Cost-to-rent ratio 10.1×

Monthly cashflow £377/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.6%

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).