Silvermere Drive, Ryton, NE40 3HA

Property Overview

Silvermere Drive, Ryton, NE40 3HA

Source property facts describe a two-bedroom house in a popular modern residential development, tucked away at the end of a cul-de-sac. The property is identified as an end-terrace house and the description also refers to it as semi-detached.

• Guide price: £125,000+
• Tenure: Leasehold
• EPC: C
• Council Tax: Band A
• Gas central heating and double-glazed windows
• Great-sized front and rear gardens

Accommodation

Ground floor: living room and kitchen.

First floor: two bedrooms and family bathroom/WC.

The bathroom is to be refitted prior to sale and will comprise a wash hand basin, low-level WC, bath with shower over, tiled walls and a double-glazed window.

Location

The property is tucked away at the end of a cul-de-sac in a popular modern residential development in Ryton.

Tenure & Key Information

• Leasehold: 999 years from 10 July 1993
• Heating: Gas central heating
• Services: The seller advises that mains gas, electricity, water and sewerage are provided.
• Occupancy status was not provided.
• Parking information was not provided.

Auction & Buyer Charges

• Auction date: 30 September 2026
• Guide price: £125,000+
• Auction administration fee: £2,400 including VAT (£2,000 + VAT)
• Under Option 2 terms, the buyer places a £3,000 deposit which comes off the purchase price.
• No buyer premium was supplied.

Investment Analysis

HB estimates only: HB estimated market value/GDV: £135,700. This is based on the three most recent same-road leasehold terrace sales, which averaged £135,667. The £125,000+ guide is below this indication, subject to the property's actual condition, lease terms and any undisclosed issues.

• HB estimated rent: £895 pcm
• HB estimated gross yield range: 7.9%–8.6%
• At the £125,000 guide, annualised asking rent implies an HB gross yield of approximately 8.6%, before costs.
• HB indicative maximum bid: £131,850
• HB maximum total acquisition cost at the stated strategy: £134,250, including the known £2,400 administration charge.

The HB indicative maximum bid is an indicative ceiling only and excludes unknown legal, SDLT, finance, insurance, maintenance, void and refurbishment costs. No refurbishment estimate was supplied.

Sold Comparables

HM Land Registry sold data supplied for same-road leasehold terraced properties:

Property	Sold price	Sold date	Type	Tenure
35 Silvermere Drive, Ryton, Gateshead, NE40 3HA	£120,000	9 May 2025	Terraced	Leasehold
41 Silvermere Drive, Ryton, Gateshead, NE40 3HA	£150,000	1 May 2024	Terraced	Leasehold
47 Silvermere Drive, Ryton, Gateshead, NE40 3HA	£137,000	15 September 2023	Terraced	Leasehold
30 Silvermere Drive, Ryton, Gateshead, NE40 3HA	£76,000	9 May 2023	Terraced	Leasehold
22 Silvermere Drive, Ryton, Gateshead, NE40 3HA	£79,500	30 September 2019	Terraced	Leasehold

Comparable sale prices vary materially, from £120,000 to £150,000 among the three latest sales. The older sales indicate historical price and condition variation, but their relevance is limited.

Rental Evidence

Advertised rental evidence consists of repeated asking rents of £895 pcm for comparable two-bedroom end-terrace properties on Silvermere Drive, Ryton. These are advertised asking rents, not achieved or passing rents.

• OnTheMarket evidence: £895 pcm
• Rightmove evidence: £895 pcm
• Zoopla evidence: £895 pcm
• Rentaroof evidence: £895 pcm

Strategy & Risks

HB strategy: bid up to £131,850, calculated as an indicative ceiling using the known £2,400 administration charge and an 8.0% gross yield target. Confirm the lease terms, condition and all auction costs before bidding.

• Leasehold: lease length, ground rent and service-charge details were not supplied.
• The £895 pcm figures are advertised asking rents rather than achieved or passing rents.
• Property condition and refurbishment requirements were not supplied.
• Comparable sale prices vary materially.
• Buyer premium and other acquisition costs were not supplied.
• Occupancy status was not provided, so vacant possession or a tenancy cannot be assumed.