Sold STC Detached

7 HERON CRESCENT

NEWCASTLE UPON TYNE, TYNE AND WEAR NE13 9DA

3 beds 2 baths Listed 2 May 2025 (-457d)

£290,000

Guide Price

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

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR NE13 9DA |
| Price | £290,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £290,000 Oct 2025 |

## Description

** Matterport 360° Tour |   **

An immaculately presented and well proportioned three bedroom detached property situated on an enviable plot overlooking a central green on the ever desirable Great Park, Gosforth.

The family home has easy access to a wealth of local amenities including close proximity to the highly regarded Brunton First School as well as other regarded schools, parks and the A1 motorway. Further amenities are easily accessible via regular bus routes to Gosforth and Newcastle city centre.

Internally, the accommodation briefly comprises: - entrance hallway with storage beneath the stairs, lounge, downstairs WC, open plan kitchen/diner spanning the full width of the property with French doors opening on to the rear garden making it perfect for entertaining, as well as a separate utility room. To the first floor off the landing there is storage and three generous bedrooms, with the main with an en-suite shower room WC and there is a modern three piece family bathroom WC.

Further benefits include gas central heating, double glazing and the loft is also boarded for storage with ladder access.

Externally, there are beautifully landscaped and well maintained gardens to both the front and rear along with a driveway leading to a detached garage.

For more information and to book your viewing please call our Gosforth sales team on  .

Tenure

The agent understands the property to be freehold. However, this should be confirmed with a licenced legal representative.

Council Tax band *D*.

**Lounge** - 3.92 x 4.05 (12'10" x 13'3") -

**Kitchen** - 5.48 x 2.84 (17'11" x 9'3") -

**Bedroom One** - 3.26 x 3.96 (10'8" x 12'11") -

**Bedroom Two** - 2.94 x 2.92 (9'7" x 9'6") -

**Bedroom Three** - 2.90 x 2.50 (9'6" x 8'2") -

## Property Photos

- ![Front External](/listings/photos/161439767/1603642) - Front External
- ![Kitchen](/listings/photos/161439767/1603643) - Kitchen
- ![Lounge](/listings/photos/161439767/1603644) - Lounge
- ![Bedroom One](/listings/photos/161439767/1603646) - Bedroom One
- ![Hallway](/listings/photos/161439767/1603650) - Hallway
- ![Rear Garden](/listings/photos/161439767/1603652) - Rear Garden
- ![Bathroom](/listings/photos/161439767/1603654) - Bathroom
- ![Kitchen](/listings/photos/161439767/1603655) - Kitchen
- ![Dining Area](/listings/photos/161439767/1603656) - Dining Area
- ![Dining Area](/listings/photos/161439767/1603657) - Dining Area
- ![WC](/listings/photos/161439767/1603661) - WC
- ![Landing](/listings/photos/161439767/1603663) - Landing
- ![Bedroom Two](/listings/photos/161439767/1603666) - Bedroom Two
- ![Bedroom Three](/listings/photos/161439767/1603668) - Bedroom Three
- ![En Suite](/listings/photos/161439767/1603672) - En Suite
- ![Rear Garden](/listings/photos/161439767/1603677) - Rear Garden
- ![Rear Garden](/listings/photos/161439767/1603679) - Rear Garden
- ![Rear Garden](/listings/photos/161439767/1603680) - Rear Garden
- ![Front External](/listings/photos/161439767/1603681) - Front External

## Floorplans

- ![Property Floorplan](/listings/photos/161439767/1603682) - Property Floorplan

## EPC Graphs

- ![EE Rating](/listings/photos/161439767/1603683) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £290,000 | 03/10/2025 | Detached |
| 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £225,000 | 31/07/2020 | Detached |
| 7 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £210,850 | 17/12/2015 | 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 |
|---------|-------|------|------|
| 23 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD | £380,000 | 09/01/2026 | Detached |
| 66 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £420,000 | 18/12/2025 | Detached |
| 6 LEASINGTHORNE WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BQ | £410,000 | 17/12/2025 | Detached |
| [Same street] 33 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £245,000 | 08/12/2025 | Semi-detached |
| 26 LYNEMOUTH WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9GA | £307,000 | 25/11/2025 | 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 |
| [Same street] 10 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £250,000 | 22/09/2023 | Semi-detached |
| 16 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU | £287,000 | 22/09/2023 | Detached |
| 2 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD | £297,500 | 23/08/2023 | Detached |
| 5 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU | £250,000 | 31/07/2023 | Detached |
| 16 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £315,000 | 24/07/2023 | Detached |
| 62 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £355,000 | 30/06/2023 | Detached |
| 35 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD | £485,000 | 30/06/2023 | Detached |
| 101 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU | £333,500 | 30/06/2023 | Detached |
| 24 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £304,000 | 23/06/2023 | Detached |
| 1 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU | £296,750 | 08/06/2023 | Detached |
| 35 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £343,000 | 31/05/2023 | Detached |
| 15 ESPERLEY AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BR | £255,000 | 11/05/2023 | Detached |
| 6 LEASINGTHORNE WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BQ | £375,000 | 05/05/2023 | Detached |
| [Same street] 36 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £405,000 | 28/04/2023 | Detached |
| 32 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD | £335,000 | 18/04/2023 | Detached |
| 95 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU | £235,000 | 13/03/2023 | Detached |
| 25 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DB | £317,000 | 20/02/2023 | 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 |
| 82 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW | £308,000 | 15/12/2022 | Detached |
| [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 |
| [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 |
| [Same street] 53 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £127,000 | 14/09/2022 | Flat |
| [Same street] 9 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £248,000 | 01/08/2022 | Detached |
| [Same street] 51 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £139,000 | 10/06/2022 | Flat |
| [Same street] 59 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA | £135,000 | 28/02/2022 | Flat |

**Street average:** £204,233 (15 sales)
**Area average:** £330,438 (20 sales)

## Price vs local average

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

- **Local average:** £408,340 (41 Detached, NE13, 2024–2026)
- **Deviation:** -29%

## 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 | 0.11 miles | OpenRent |
| 3 Bed Semi-Detached House, Leasingthorne Way, NE13 | £2,500/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Semi-Detached House, Wagonway Drive, NE13 | £1,400/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed Detached House, Speckledwood Way, NE13 | £1,550/mo | 3 | 0.47 miles | OpenRent |
| 3 Bed Semi-Detached House, Elmwood Park Mews, NE13 | £1,200/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Semi-Detached House, Lauceston Close, NE3 | £895/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £1,466/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £25/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** 13.7%
- **10y growth:** 44.7%

## House Price Index (HM Land Registry)

*Official index for Newcastle upon Tyne; Detached series; as of April 2026.*

- **1y growth (index):** 6.2%
- **5y growth (index):** 28.1%
- **10y growth (index):** 45.2%

## 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)

Front External Kitchen Lounge Bedroom One Hallway Rear Garden Bathroom Kitchen Dining Area Dining Area WC Landing Bedroom Two Bedroom Three En Suite Rear Garden Rear Garden Rear Garden Front External

/ 19

Property details

Tenure

FREEHOLD

Council tax band

Last sold

£290,000 Oct 2025

Local average

£408,340 (-29%)

Street crime

63 incidents within 1 mile (May 2026)

Key features

Detached
Ideal Family Home
Three Bedrooms
Excellent Amenities Nearby
Two Bedrooms
Ground Floor WC
Utility Room
Council Tax Band *D*
Viewing Recommended
Call For More Information

Additional details

Parking: Yes
Garden: Yes

Description

Matterport 360° Tour |

An immaculately presented and well proportioned three bedroom detached property situated on an enviable plot overlooking a central green on the ever desirable Great Park, Gosforth.

The family home has easy access to a wealth of local amenities including close proximity to the highly regarded Brunton First School as well as other regarded schools, parks and the A1 motorway. Further amenities are easily accessible via regular bus routes to Gosforth and Newcastle city centre.

Internally, the accommodation briefly comprises: - entrance hallway with storage beneath the stairs, lounge, downstairs WC, open plan kitchen/diner spanning the full width of the property with French doors opening on to the rear garden making it perfect for entertaining, as well as a separate utility room. To the first floor off the landing there is storage and three generous bedrooms, with the main with an en-suite shower room WC and there is a modern three piece family bathroom WC.

Further benefits include gas central heating, double glazing and the loft is also boarded for storage with ladder access.

Externally, there are beautifully landscaped and well maintained gardens to both the front and rear along with a driveway leading to a detached garage.

For more information and to book your viewing please call our Gosforth sales team on .

Tenure
The agent understands the property to be freehold. However, this should be confirmed with a licenced legal representative.

Council Tax band *D*.

Lounge - 3.92 x 4.05 (12'10" x 13'3") -

Kitchen - 5.48 x 2.84 (17'11" x 9'3") -

Bedroom One - 3.26 x 3.96 (10'8" x 12'11") -

Bedroom Two - 2.94 x 2.92 (9'7" x 9'6") -

Bedroom Three - 2.90 x 2.50 (9'6" x 8'2") -

Listed by

Gosforth

Jan Forster Estates

Reference: 161439767

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Property Floorplan

EPC Graphs

EE Rating

Price history

38% since 2015

Event	Date	Price	% change
Sold	03/10/2025 (9 months ago)	£290,000	+28.9%
Sold	31/07/2020 (6 years ago)	£225,000	+6.7%
Sold	17/12/2015 (10 years ago)	£210,850	—

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
23 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD	£380,000	09/01/2026	Detached
66 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£420,000	18/12/2025	Detached
6 LEASINGTHORNE WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BQ	£410,000	17/12/2025	Detached
Same street 33 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£245,000	08/12/2025	Semi-detached
26 LYNEMOUTH WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9GA	£307,000	25/11/2025	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
Same street 10 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£250,000	22/09/2023	Semi-detached
16 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU	£287,000	22/09/2023	Detached
2 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD	£297,500	23/08/2023	Detached
5 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU	£250,000	31/07/2023	Detached
16 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£315,000	24/07/2023	Detached
62 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£355,000	30/06/2023	Detached
35 ROSEDEN WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BD	£485,000	30/06/2023	Detached
101 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU	£333,500	30/06/2023	Detached
24 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£304,000	23/06/2023	Detached
1 IVESTON AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BU	£296,750	08/06/2023	Detached
35 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£343,000	31/05/2023	Detached
15 ESPERLEY AVENUE, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BR	£255,000	11/05/2023	Detached
6 LEASINGTHORNE WAY, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9BQ	£375,000	05/05/2023	Detached
Same street 36 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£405,000	28/04/2023	Detached
32 BRIDGET GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DD	£335,000	18/04/2023	Detached
95 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DU	£235,000	13/03/2023	Detached
25 GREVILLE GARDENS, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DB	£317,000	20/02/2023	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
82 OSPREY WALK, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DW	£308,000	15/12/2022	Detached
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
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
Same street 53 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£127,000	14/09/2022	Flat
Same street 9 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£248,000	01/08/2022	Detached
Same street 51 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£139,000	10/06/2022	Flat
Same street 59 HERON CRESCENT, NEWCASTLE UPON TYNE, TYNE AND WEAR, NE13 9DA	£135,000	28/02/2022	Flat

Street average: £204,233 (15 sales)

Area average: £330,438 (20 sales)

Capital growth trend

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

5y growth 13.7%

10y growth 44.7%

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

1y (index) 6.2%

5y (index) 28.1%

10y (index) 45.2%

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	0.1 miles
Shop	Unknown	0.2 miles
Bus stop	Roseden Way-Ospray Walk	0.3 miles
Bus stop	Wagonway Drive	0.3 miles
Train station	Fawdon	1.1 miles
Train station	Wansbeck Road	1.1 miles
University	Campus for Ageing and Vitality	3.5 miles
University	Northumbria University Coach Lane Campus	3.5 miles
Hospital	Priory Day Hospital	7.8 miles
Hospital	Ferndene - Children and Young Peoples Inpatient Service	9.3 miles

Street-level crime

Category	Count
Anti-social behaviour	30
Violence and sexual offences	15
Criminal damage and arson	11
Public order	3
Other theft	2
Burglary	1
Other crime	1
Total incidents	63

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	0.6 miles	Good — 29 Jan 2014
North Fawdon Primary School	Primary	0.8 miles	— (Inspected (no overall grade))
Regent Farm First School	Primary	1.2 miles	Good — 27 Feb 2012
Kingston Park Primary School	Primary	1.3 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	0.11 miles	OpenRent
3 Bed Semi-Detached House, Leasingthorne Way, NE13	£2,500/mo	3	0.14 miles	OpenRent
3 Bed Semi-Detached House, Wagonway Drive, NE13	£1,400/mo	3	0.17 miles	OpenRent
3 Bed Detached House, Speckledwood Way, NE13	£1,550/mo	3	0.47 miles	OpenRent
3 Bed Semi-Detached House, Elmwood Park Mews, NE13	£1,200/mo	3	0.68 miles	OpenRent
3 Bed Semi-Detached House, Lauceston Close, NE3	£895/mo	3	0.78 miles	OpenRent

Average rent: £1,466/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 5.5%

Cost-to-rent ratio 18.2×

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

Cash-on-cash ROI 0.4%

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).