# 3 bedroom semi-detached house for sale (NE23 8FN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 LAVENDER WAY, CRAMLINGTON, WEST MEADOWS, NORTHUMBERLAND NE23 8FN |
| Price | £250,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £242,245 Jun 2023 |

## Description

This impressive Brentford-style three-bedroom semi-detached home occupies a prime corner position, enjoying a notably sunny aspect and an abundance of natural light throughout. Thoughtfully arranged over three floors, the property offers versatile and well-balanced accommodation, ideally suited to modern family living, with stylish interiors that have been carefully curated to create a warm yet contemporary feel.

Upon entering, the welcoming hallway sets the tone for the rest of the home, leading through to a ground floor snug or secondary living space, perfect as a cosy retreat, home office or playroom alongside a convenient cloakroom/WC. To the rear, the heart of the home unfolds in the form of a beautifully appointed kitchen and dining area, fitted with a range of integrated appliances including washer dryer, fridge freezer, dishwasher, electric hob and oven. French doors open directly onto the rear garden, creating a seamless connection between indoor and outdoor living and allowing natural light to flood the space.

The first floor provides a superb main living room, elevated to take full advantage of the light and outlook, offering a generous and relaxing space for everyday living. This level also hosts a well-proportioned double bedroom and a modern principal bathroom, fitted with a contemporary white suite.  Occupying the top floor, the main bedroom suite is a standout feature of the home, complete with built-in storage and access to a stylish en-suite shower room, which also benefits from dual access from the landing. A further spacious double bedroom completes the accommodation on this floor, offering flexibility for family, guests or workspace requirements.

Externally, the property continues to impress. Positioned on a corner plot, it enjoys a generous wrap-around feel with a double driveway providing ample off-street parking. The rear garden has been thoughtfully landscaped to include a patio area leading onto a lawn, with a raised decked sun terrace ideal for entertaining or relaxing in the warmer months. The garden is fully enclosed, offering privacy and a safe environment for children or pets, with gated access to the front.

This is a particularly bright and spacious home, enhanced by large windows throughout that allow natural light to pour in, further complementing the tasteful décor and creating an inviting, airy atmosphere.

West Meadows remains one of Cramlington’s most sought-after residential locations, offering excellent access to local amenities, well-regarded schools, and transport links, making it an ideal setting for a wide range of buyers.

Freehold 

EPC Rating B 

Northumberland Council Tax Band C

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:**

We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. 

WBA260186/2

## Property Photos

- ![Picture No. 25](/listings/photos/87784674/307575) - Picture No. 25
- ![Picture No. 23](/listings/photos/87784674/307576) - Picture No. 23
- ![Picture No. 04](/listings/photos/87784674/307577) - Picture No. 04
- ![Picture No. 08](/listings/photos/87784674/307578) - Picture No. 08
- ![Picture No. 11](/listings/photos/87784674/307579) - Picture No. 11
- ![Picture No. 15](/listings/photos/87784674/307580) - Picture No. 15
- ![Picture No. 16](/listings/photos/87784674/307581) - Picture No. 16
- ![Picture No. 18](/listings/photos/87784674/307582) - Picture No. 18
- ![Picture No. 19](/listings/photos/87784674/307583) - Picture No. 19
- ![Picture No. 03](/listings/photos/87784674/307584) - Picture No. 03
- ![Picture No. 14](/listings/photos/87784674/307585) - Picture No. 14
- ![Picture No. 17](/listings/photos/87784674/307586) - Picture No. 17
- ![Picture No. 12](/listings/photos/87784674/307587) - Picture No. 12
- ![Picture No. 09](/listings/photos/87784674/307588) - Picture No. 09
- ![Picture No. 02](/listings/photos/87784674/307589) - Picture No. 02
- ![Picture No. 10](/listings/photos/87784674/307590) - Picture No. 10
- ![Picture No. 24](/listings/photos/87784674/307591) - Picture No. 24
- ![Google Maps Image](/listings/photos/87784674/307592) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/87784674/307593) - Floorplan
- ![Floorplan](/listings/photos/87784674/307594) - Floorplan
- ![Floorplan](/listings/photos/87784674/307595) - Floorplan
- ![Floorplan](/listings/photos/87784674/307596) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/87784674/307597) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £242,245 | 08/06/2023 | 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 |
|---------|-------|------|------|
| [Same street] 103 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £255,000 | 14/08/2025 | Semi-detached |
| [Same street] 101 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £251,745 | 21/12/2023 | Detached |
| [Same street] 34 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £272,645 | 21/12/2023 | Detached |
| [Same street] 40 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £284,995 | 21/12/2023 | Detached |
| [Same street] 99 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £256,495 | 15/12/2023 | Detached |
| 1 HOLSWORTHY CRESCENT, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8EX | £161,000 | 28/09/2023 | Semi-detached |
| [Same street] 65 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £1,145,100 | 24/07/2023 | Other |
| [Same street] 59 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £1,859,100 | 29/06/2023 | Other |
| [Same street] 29 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £356,995 | 26/05/2023 | Detached |
| [Same street] 27 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £346,745 | 05/05/2023 | Detached |
| 51 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £207,950 | 05/05/2023 | Semi-detached |
| 49 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £207,950 | 28/04/2023 | Semi-detached |
| [Same street] 25 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £302,096 | 17/04/2023 | Detached |
| 14 CHURSTON GARDENS, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BX | £120,000 | 11/04/2023 | Semi-detached |
| [Same street] 15 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £208,995 | 24/03/2023 | Semi-detached |
| [Same street] 23 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £314,995 | 10/03/2023 | Detached |
| [Same street] 21 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £356,246 | 03/02/2023 | Detached |
| 44 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £190,950 | 22/12/2022 | Semi-detached |
| 42 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £190,950 | 22/12/2022 | Semi-detached |
| [Same street] 2 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £243,995 | 21/12/2022 | Semi-detached |
| [Same street] 19 LAVENDER WAY, WEST MEADOWS, CRAMLINGTON, NORTHUMBERLAND, NE23 8FN | £372,995 | 21/12/2022 | Detached |
| 8 MAGDALENE PLACE, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BZ | £216,000 | 16/12/2022 | Semi-detached |
| 76 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £257,995 | 31/10/2022 | Semi-detached |
| 74 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £254,995 | 30/09/2022 | Semi-detached |
| 36 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £177,950 | 30/09/2022 | Semi-detached |
| 38 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £177,950 | 23/09/2022 | Semi-detached |
| 3 HOLSWORTHY CRESCENT, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8EX | £172,000 | 16/09/2022 | Semi-detached |
| 21 STRATHTYRUM DRIVE, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BE | £199,950 | 22/07/2022 | Semi-detached |
| 8 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £204,950 | 30/06/2022 | Semi-detached |
| 19 STRATHTYRUM DRIVE, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BE | £199,950 | 30/06/2022 | Semi-detached |
| 6 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £204,950 | 30/05/2022 | Semi-detached |
| 84 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £211,995 | 27/05/2022 | Semi-detached |
| 86 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £214,995 | 26/05/2022 | Semi-detached |
| 71 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £179,995 | 29/04/2022 | Semi-detached |
| 73 LITTLESTONE WYND, THE FAIRWAYS, CRAMLINGTON, NORTHUMBERLAND, NE23 8BF | £185,995 | 29/04/2022 | Semi-detached |

**Street average:** £455,209 (15 sales)
**Area average:** £196,924 (20 sales)

## Price vs local average

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

- **Local average:** £182,788 (46 Semi-detached, NE23, 2024–2026)
- **Deviation:** +36.8%

## Rental Range

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

- **Low:** £703/mo
- **Realistic:** £781/mo
- **Optimistic:** £859/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 Semi-Detached House, Shiel Gardens, NE23 | £880/mo | 3 | 0.43 miles | OpenRent |

**Average rent: £880/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £110,000
- **Target investor price (1%):** £88,000

*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 £880/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.7×
- **Monthly cashflow:** £-218/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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).*

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** 10.4%

## House Price Index (HM Land Registry)

*Official index for North East; Semi-detached series; as of April 2026.*

- **1y growth (index):** 10.2%
- **5y growth (index):** 23.8%
- **10y growth (index):** 43%

## 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)