Room 13, 116 High Northgate, Darlington, DL1 1UR

UPRN:10013316664-Beds -Built -

Tenure: -Council Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Room 13, 116 High Northgate, Darlington, DL1 1UR

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£268,000

£215k - £322kLow

Estimate

£268k

Range

£215k – £322k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Room 13 earns an INVESTIGATE rating with HP Score 67/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket estimates (third-party AVM)Defra 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

67/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

64/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 25Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics40/40
gross yield 19.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 7410/mo (tenanted)· as of 4 Nov 2026
Stress margin30/30
stressed cash flow +3,422/mo, +46% 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 4 Nov 2026
Risk & liquidity9.3/15
553 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

listing_factscontractual rent 7410/mo (tenanted)Rental economics · as of 4 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Seller motivation could not be scored
context, not scored: 0 price cut(s), 344 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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£268,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+2.0%

5y Growth+2.9%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1DL1 1UR

Approval Rate

-12mo

Development

low

26/01052/CON
Approval of details reserved by Condition 5 (external materials) attached to planning permission 26/00095/FUL dated 23 Oct 26 (Conversion of existing Methodist Church (Use Class F1) to 6 No. flats (3 No. 2 bed and 3 No. 1 bed) (Use Class C3), including erection of part second storey extension, installation of 1.8 m timber boundary fence, cycle storage provision and associated works)
Pending
26/01026/TF
Works to trees protected under Tree Preservation Orders No. 8 2010; No. 3 2009; and No. 1 2011 - crown raise 1 No. Whitebeam and 1 No. Sycamore to 5.2 m and 1 metre clearance to 1 No. Chestnut tree and 2 No. Beech trees
Pending
26/01025/FUL
Replacement of existing roofs over rear kitchen and adjoining utility/store area with a pitched roof together with associated internal and external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,100

Population Density-

Owner Occupied36%

Age Distribution

0-15 22%16-64 69%65+ 9%

View Area Profile

Schools Nearby

Corporation Road Community Primary School
0.2 mi
Good
Reid Street Primary School
0.4 mi
Good
Northwood Primary School
0.4 mi
Good
Rise Carr College
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the 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

110 High Northgate
-
£160k
-
100 High Northgate
-
£110k
-
108 High Northgate
-
£85k
-
106 High Northgate
-
£75k
-

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