161 Whitburn Road, East Boldon, NE36 0AF

UPRN:10094434987End Terrace House4 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: B (86)

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

161 Whitburn Road, East Boldon, NE36 0AF

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£488,000

£463k - £512kHigh

Estimate

£488k

Range

£463k – £512k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.16%

Verdict

Derived from HomePortfolio scores

161 Whitburn Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 33Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 Nov 2026

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

Valuation edge2.5/15
claims [AVM -0.4% (HIGH), sold-comps +3.6%, £/sqft +3.6%] → measured edge +0.50pp 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 14 Nov 2026
- valuation_snapshotsestimate for 10094434987· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1700/mo (range 1550-1850)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -947/mo, -56% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 96 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 9 Nov 2026
Risk & liquidity14.6/15
68 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 sensitivity

£367,500£563,500

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£489,950

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £162,783
Net cash flow: -£477/mo
Cash on cash: -3.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - below 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 10094434987Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1700/mo (range 1550-1850)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026

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 1700/mo (range 1550-1850)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 96 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£488,000

Rent Estimate (pcm)£1,700

Gross Yield4.16%

1y Growth-

3y Growth+7.6%

5y Growth+2.2%

10y Growth+2.6%

Last Sold Price£394,950 (2021-02-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NE36 0AF

Approval Rate

-12mo

Development

low

260679
Notification of Proposed Works to Trees in a Conservation Area – Fell 9no. trees: T1 Spruce – Proximity to electricity cables, house and dead branches T2 and T3 Conifer – Structural lean and asymmetrical growth T4 and T5 Conifer – Excessive 25m height and shading T6 Conifer – Excessive 20m height and shading T7 Conifer – Overcrowding by T6 T8 Conifer – Deterioration due to overgrowth of ivy T9 Conifer – Root damage to sheds
Pending
260672
Notification of Proposed Works to Trees in a Conservation Area – Remove 10no. trees: T01 Ash - Ash dieback with 25% of the crown dead. T02 Sycamore - Showing advanced signs of decay. T03 Swedish Whitebeam - Decay with Trametes Gibbosa fungi around the lower stem and has upper crown dieback. T04 Ash - Ash dieback with 40% of the crown dead. T05 Sycamore - Showing advanced signs of decay. T06 Swedish Whitebeam – Dead tree. T07 Elm – Showing advanced signs of decay. T08 Ash - Ash dieback with 60% of the crown dead. T09 Sycamore - Tree is dead with only the stem remaining. T10 Ash – Dead tree with only the stem remaining
Pending
260663
Change of use from tool hire (Class E) to form drinking establishment with expanded food provision (Sui Generis)
Pending

View Planning Timeline

Ownership

Corporate Ownership72.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2021-02-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,784

Population Density1,721 /km²

Owner Occupied96%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Helen Gibson Nursery School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
East Boldon Junior School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
East Boldon Infants' School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cleadon Church of England Academy
0.6 mi
Good

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

View All Schools

Comparables

View All

159 Whitburn Road
-
£360k
-
161 Whitburn Road
-
£395k
-
153 Whitburn Road
-
£360k
-
157 Whitburn Road
-
£370k
-

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