8 The Manor, Usworth Hall, Washington, NE37 3HF

UPRN:45089858Flat/Maisonette3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

8 The Manor, Usworth Hall, Washington, NE37 3HF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£192,000

£182k - £202kHigh

Estimate

£192k

Range

£182k – £202k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

10.00%

Verdict

Derived from HomePortfolio scores

8 The Manor earns an INVESTIGATE rating with HP Score 70/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (46/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

31/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 7Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +0.0% (HIGH)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 45089858· as of 9 Oct 2026
Rental economics40/40
gross yield 10.0%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1600/mo (range 1500-1650)· as of 9 Oct 2026· verify before relying on this
Stress margin14.8/30
stressed cash flow +236/mo, +15% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 172 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 2 Nov 2026
Risk & liquidity14.6/15
192 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 80+ up to £153,500

£144,000£221,000

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£192,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £60,240
Net cash flow: £460/mo
Cash on cash: 9.2%
Score at this price: 69

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.47 - 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 45089858Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1600/mo (range 1500-1650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 172 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 £153,500 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£192,000

Rent Estimate (pcm)£1,600

Gross Yield10.00%

1y Growth-

3y Growth+2.5%

5y Growth+2.0%

10y Growth+3.2%

Last Sold Price£128,250 (2016-09-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NE37 3HF

Approval Rate

-12mo

Development

low

26/01691/HY4
Hybrid Application comprising 442 dwellings (C3 use) including details of the means of access served from the A1290, earthworks, landscaping, public open space and drainage attenuation (full application), and construction of employment floorspace (Use Class (B8) with ancillary (E(g)(i)) office associated servicing and infrastructure, including sub-station, car parking, service yards and circulation space, drainage attenuation, earthworks and landscaping (outline application all matters reserved).
Pending
26/01669/TPA
T1 (Conifer) - remove T2 (Cherry) - remove T3 (Sycamore) - prune back secondary limbs on large limb closest to the house taken it back to suitable growth points to clear property
Approved
26/01658/FUL
Proposed garage conversion to provide habitable rooms with internal and external alterations.
Approved

View Planning Timeline

Ownership

Corporate Ownership53.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-09-16
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£27,989

Population Density158 /km²

Owner Occupied63%

Age Distribution

0-15 18%16-64 71%65+ 11%

View Area Profile

Schools Nearby

St Bede's Catholic Primary School, Washington
0.3 mi
Good
Usworth Colliery Nursery School
0.5 mi
GoodConcerns
Usworth Colliery Primary School
0.5 mi
Good
Marlborough Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Manor Usworth Hall
-
£205k
-
The Manor Usworth Hall
-
£160k
-
The Manor Usworth Hall
-
£200k
-
The Manor Usworth Hall
-
£147k
-

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