# 4 bedroom detached house for sale (TS16 0FR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 MERRYGILL DRIVE, STOCKTON-ON-TEES, EAGLESCLIFFE, STOCKTON-ON-TEES TS16 0FR |
| Price | £325,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £320,000 Apr 2025 |

## Description

OPEN TO SENSIBLE OFFERS 

Built to the impressive, and very popular 'Manford' design by Taylor Wimpey, the design as the development 'Show Home'. Particularly handsome, this double-fronted property is especially spacious and practically 'Brand New'. Stylish and very spacious, the internal accommodation is deserving of inspection to be fully appreciated. Very briefly delivering an entrance hall, large bay-fronted lounge, study, cloakroom/utility, and fabulous open-plan kitchen/dining/family room across the rear of the ground floor. The first floor brings four, fantastic double bedrooms, 'Master' with fitted robes and stylish ensuite, complimented by the attractive family bathroom. A side block-paved drive allows off-road parking and approaches the detached single garage, whilst the generous plot brings front gardens, and a large, fence enclosed rear garden, complete with established grass, and enjoys a southerly, sunny direction. Available with no forward chain.

## Property Photos

- ![Photo](/listings/photos/159831530/691073)
- ![Photo](/listings/photos/159831530/691074)
- ![Photo](/listings/photos/159831530/691075)
- ![Photo](/listings/photos/159831530/691076)
- ![Photo](/listings/photos/159831530/691077)
- ![Photo](/listings/photos/159831530/691078)
- ![Photo](/listings/photos/159831530/691079)
- ![Photo](/listings/photos/159831530/691080)
- ![Photo](/listings/photos/159831530/691081)
- ![Photo](/listings/photos/159831530/691082)
- ![Photo](/listings/photos/159831530/691083)
- ![Photo](/listings/photos/159831530/691084)
- ![Photo](/listings/photos/159831530/691085)
- ![Photo](/listings/photos/159831530/691091)

## Floorplans

- ![Floorplan 1](/listings/photos/159831530/691097) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 MERRYGILL DRIVE, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0FR | £320,000 | 11/04/2025 | 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 |
|---------|-------|------|------|
| [Same street] 61 MERRYGILL DRIVE, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0FR | £249,995 | 08/12/2023 | Semi-detached |
| [Same street] 73 MERRYGILL DRIVE, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0FR | £237,495 | 27/11/2023 | Detached |
| [Same street] 38 MERRYGILL DRIVE, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0FR | £313,496 | 27/09/2023 | Detached |
| [Same street] 83 MERRYGILL DRIVE, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0FR | £200,000 | 14/09/2023 | Semi-detached |
| 8 CHALDRON WAY, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0SB | £330,000 | 25/05/2022 | Detached |
| 39 CHALDRON WAY, EAGLESCLIFFE, STOCKTON-ON-TEES, TS16 0SD | £265,000 | 28/06/2021 | Detached |

**Street average:** £250,247 (4 sales)
**Area average:** £297,500 (2 sales)

## Price vs local average

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

- **Local average:** £252,281 (12 Detached, TS16, 2024–2026)
- **Deviation:** +28.8%

## Rental Range

*ONS Price Index of Private Rents (North East). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £698/mo
- **Realistic:** £776/mo
- **Optimistic:** £854/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £748/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Kirkfell Close, TS16 | £995/mo | 4 | 0.56 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.2×
- **Monthly cashflow:** £-409/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.2%

*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:** -26.5%
- **10y growth:** -8.9%

## House Price Index (HM Land Registry)

*Official index for North East; Detached series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 19.9%
- **10y growth (index):** 38.4%

## 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)