8 Woodbine Terrace, Bensham, Gateshead, NE8 1RU

UPRN:100000065763Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: E (50)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

8 Woodbine Terrace, Bensham, Gateshead, NE8 1RU

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£299,000

£284k - £314kHigh

Estimate

£299k

Range

£284k – £314k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

8.14%

Verdict

Derived from HomePortfolio scores

8 Woodbine Terrace earns an INVESTIGATE rating with HP Score 66/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

35/ 100

Elevated

Walkability

68/ 100

Moderate

Transit & Bike

Transit 41Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +6.4% (HIGH), sold-comps -8.1%, £/sqft -8.2%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 100000065763· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.1%· as of 1 Nov 2026
Rental economics24.9/40
gross yield 8.1%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1900/mo (range 1800-2000)· as of 10 Oct 2026· verify before relying on this
Stress margin4.5/30
stressed cash flow +85/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 126 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity14.6/15
342 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £224,000

£210,000£322,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,800-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £370/mo
Cash on cash: 5.0%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.01 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100000065763Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1900/mo (range 1800-2000)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1900/mo (range 1800-2000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 126 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £224,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.

Valuation & Market

Sale Estimate£299,000

Rent Estimate (pcm)£1,900

Gross Yield8.14%

1y Growth-

3y Growth+1.4%

5y Growth+0.8%

10y Growth+0.4%

Last Sold Price£220,000 (2017-12-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3NE8 1RU

Approval Rate

100%12mo

Development

low

DC/26/00837/ADV
Display of 4No vinyl advertisements
Pending
DC/26/00824/FUL
The erection of a security fence and access gate
Pending
DC/26/00813/FUL
Renewal of Planning Permission DC/24/01003/COU on a permanent basis for change of use from a social club (sui generis) to a childcare day centre (Use Class E)
Pending

View Planning Timeline