25–27 Heaton Hall Road, Newcastle upon Tyne, NE6 5NQ

UPRN:4510088273Mid Terrace House7 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: D (59)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

25–27 Heaton Hall Road, Newcastle upon Tyne, NE6 5NQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£394,000

£374k - £414kHigh

Estimate

£394k

Range

£374k – £414k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

8.00%

Verdict

Derived from HomePortfolio scores

25–27 Heaton Hall Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

75/ 100

High

Crime Score

35/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 60Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 4 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +1.0% (HIGH), sold-comps +3.7%, £/sqft +3.8%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 4510088273· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%· as of 1 Nov 2026
Rental economics35.3/40
gross yield 9.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 3058.25/mo (tenanted)· as of 4 Nov 2026
Stress margin15.5/30
stressed cash flow +473/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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 4 Nov 2026
Risk & liquidity14.6/15
403 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 £331,500

£292,500£448,500

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£390,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,450-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £127,800
Net cash flow: £484/mo
Cash on cash: 4.5%
Score at this price: 68

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - 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 4510088273Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 3058.25/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_intelligence

Risks

What could kill this deal

Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Set your walk-away price before viewing - above £331,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
2. 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.
3. 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£394,000

Rent Estimate (pcm)£2,600

Gross Yield8.00%

1y Growth-

3y Growth+5.3%

5y Growth+5.6%

10y Growth+3.4%

Last Sold Price£247,000 (2020-01-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NE6 5NQ

Approval Rate

-12mo

Development

low

2026/0976/01/DET
Erection of first floor rear extension, installation of rooflight, and reconfiguration of existing first floor flat above shop to form a 4-bedroom flat, including retention of existing solid canopy to shop to front (retrospective).
Pending
2026/0967/01/DET
Change of use of first and second floor from Class E(b) to a three-bedroom HMO (Class C4) Installation of external staircase and access gates to rear.
Pending
2026/0922/01/DET
Installation of a sprinkler system with associated water storage and pump infrastructure, upgrades to communal fire detection and alarm systems, installation of Automatic Opening Vents (AOVs) to existing head of stair windows and partial removal of existing canopy coverings where situated directly below stacked balconies.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-01-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,144

Population Density10,179 /km²

Owner Occupied24%

Age Distribution

0-15 9%16-64 86%65+ 5%

View Area Profile

Schools Nearby

Hotspur Primary School
0.3 mi
Good
St Teresa's Catholic Primary School, Heaton
0.3 mi
Outstanding
Chillingham Road Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Catherine's Catholic Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Heaton Hall Road
-
£218k
-
29 Heaton Hall Road
-
£60k
-
17 Heaton Hall Road
-
£230k
-
25 - 27 Heaton Hall Road
-
£247k
-

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