Middlesbrough · TS21 1DN · 5-bed
Woodland Way, Long Newton, Stockton-on-tees
© OpenStreetMap · click to open in maps
Asking price
£329,950
£209/sqft
Verdict
Looks fair for the area
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
HMO (rooms)
Best fit£2,306/mo
8.4% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£748/mo
2.7% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£636/mo
2.3% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
5-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
No reliable rent estimate for this area — verify before committing.
HMO (rooms)
8.4% HMO yield, no Article 4 — strong on paper.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£3,998
2nd home / BTL
£20,495
Mortgage @ 75% LTV
- Loan
- £247,462
- Deposit
- £82,488
- Per month
- £1,520
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £102,983
Should you pay this?
Asking price is in line with what 5+ bed homes have been selling for nearby.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
We don't have enough rental comparables for this area to give you a confident estimate yet. Cross-check on Rightmove's Rents tab or OpenRent before relying on yield assumptions.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
HMO licensing
£825 – £1,500typical UK HMO fee, 5-year licence
Mandatory licence likely required (5+ sharers, statutory under Housing Act 2004)
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Find borough HMO licensing page on gov.ukMandatory licensing applies UK-wide for 5+ sharer HMOs (Housing Act 2004). Scotland licenses 3+ sharers; Wales also requires Rent Smart Wales registration for every landlord.
Area pulse
- 5,492 new listings here in the last month — good comparable supply.
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