May Avenue, Ryton, NE40 3PS

Property Overview

May Avenue, Ryton, NE40 3PS. A two-bedroom freehold mid-terrace house, offered at a guide price of £108,000+. The supplied description states that the property is presented in good condition and arranged over three floors.

Accommodation

• Ground floor: hallway, bay-fronted lounge, kitchen diner, utility room and WC.
• First floor: bedroom one and bathroom/WC with free-standing bath and separate shower cubicle.
• Second floor: bedroom two, located in the loft, with restricted head height.
• Outside: front garden and rear yard.

Location

Ryton offers shops, cafés and services in the village centre, with further facilities in nearby Crawcrook and Blaydon. Ryton Willows and local playing fields are within easy reach. Local bus services connect with Newcastle upon Tyne, Blaydon and surrounding areas. Blaydon Railway Station is a short drive away, with services towards Newcastle and Hexham.

Tenure & Key Information

• Tenure: Freehold.
• EPC: E.
• Council Tax: Band A.
• Occupancy status: Not supplied.
• Seller advises that mains gas, electricity, water and sewerage are provided. None of the services have been tested.
• Parking and heating details were not supplied.

Auction & Buyer Charges

• Auction date: 30 September 2026.
• Guide price: £108,000+.
• Under Option 2 terms, the buyer places a £3,000 deposit, deductible from the purchase price.
• The supplied auction administration charge is £2,400 including VAT (£2,000 + VAT). The same terms also refer to a £2,400 + VAT administration fee; this wording must be verified.
• No buyer premium was supplied.

Investment Analysis

HB estimate: The five supplied May Avenue sales range from £127,000 to £170,000, with an average of £144,600. The two most recent 2023 sales averaged £140,500. A provisional subject market value of £145,000 is indicated, subject to unknown condition, specification and occupancy. This is an HB estimate and not a formal valuation.

• HB estimated rent: £800 pcm.
• HB estimated gross yield: 6.62% at an estimated £145,000 value.
• HB estimated maximum bid: £142,600, based on the £145,000 provisional value less the £2,400 administration charge, assuming no refurbishment or other acquisition costs.

No refurbishment allowance or other purchase costs have been supplied. The rental evidence is limited and not directly like-for-like.

Sold Comparables

These are supplied sold comparables and may not reflect September 2026 market conditions.

Rental Evidence

The supplied rental evidence comprises one advertised asking rent of £800 pcm for a two-bedroom semi-detached property in NE40 3. This is an advertised asking rent, not an achieved or passing rent, and is not a direct mid-terrace comparable.

Strategy & Risks

HB estimate: Bid only after confirming condition, vacant or tenanted status and the auction legal-pack terms. A lower bid than the mathematical HB estimated maximum bid of £142,600 would be preferable because condition and occupancy are unknown.

• Occupancy status was not supplied.
• Property condition and any refurbishment requirement are unknown.
• Rental evidence consists of one advertised asking rent for a semi-detached property, not achieved rent or a direct mid-terrace comparable.
• Sold comparables are from 2021 to 2023 and may not reflect September 2026 market conditions.
• The supplied administration-charge wording is internally inconsistent and must be verified.
• No buyer premium was supplied.