13 Rydal Avenue, Grangetown, Middlesbrough, TS6 7QF

UPRN:100110055189Semi-Detached House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

13 Rydal Avenue, Grangetown, Middlesbrough, TS6 7QF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£72,000

£65k - £79kMedium

Estimate

£72k

Range

£65k – £79k

Rent Estimate (pcm)

£550

£500 - £550

Monthly

£550

Yield

8.25%

Verdict

Derived from HomePortfolio scores

13 Rydal Avenue earns an INVESTIGATE rating with HP Score 64/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (52/100). 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 NationsOfcom mobile coverageMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

52/ 100

Moderate

Transit & Bike

Transit 12Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -11.1% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100110055189· as of 9 Nov 2026
Rental economics26/40
gross yield 8.2%; range width penalty ×1.00
- valuation_snapshotsrent estimate 550/mo (range 500-550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -63/mo, -12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 53 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 5 Nov 2026
Risk & liquidity12.9/15
294 sales/12mo in area; valuation range width 19%
- 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 sensitivity

£60,000£92,000

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£80,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£550

Interest rate5.4%

Loan to value75%

Cash required: £25,300
Net cash flow: £111/mo
Cash on cash: 5.3%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.04 - 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 100110055189Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 550/mo (range 500-550)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 550/mo (range 500-550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 53 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. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£72,000

Rent Estimate (pcm)£550

Gross Yield8.25%

1y Growth-

3y Growth+2.2%

5y Growth+4.0%

10y Growth+2.7%

Last Sold Price£55,500 (2021-02-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TS6 7QF

Approval Rate

-12mo

Development

low

R/2026/0815/PN
28 day notice - installation of fixed-line electronic communication apparatus 1 x 9m light wooden pole(WH8W3L8Y)
Pending
R/2026/0819/PN
28 day notice - installation of fixed-line electronic communication apparatus 1 x 12m light wooden pole (WH8T1C2D)
Pending
R/2026/0814/PN
28 day notice - installation of fixed-line electronic communication apparatus 1 x 9m light wooden pole(WH8W3L8Y)
Pending

View Planning Timeline

Ownership

Corporate Ownership81.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,630

Population Density-

Owner Occupied30%

Age Distribution

0-15 32%16-64 58%65+ 10%

View Area Profile

Schools Nearby

Whale Hill Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Caedmon Primary School
0.3 mi
Good
St Mary's Catholic Primary School
0.3 mi
Outstanding
Mo Mowlam Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Rydal Avenue
-
£135k
-
31 Rydal Avenue
-
£75k
-
29 Rydal Avenue
-
£133k
-
15 Rydal Avenue
-
£71k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN