Updated every Thursday. Last update: 24 September 2026, from
32 postcode districts and 246 properties checked against live rents.
This is the question every buy-to-let comes down to, and the one agents
rarely answer: what does a house here actually let for, and what is the
most anyone can pay for it?
Below is every North East district we have screened, with the median rent
comparable houses are advertised at, the median asking price, and the highest
price that still clears three tests at once — the gross yield, at least £250 to
£100 a month left after costs, and 15% to 8% back on the money the investor
actually puts in.
The map
Read it as a gap. Where the asking price sits above the ceiling, the buyer
needs either a bigger discount or a lower expectation. Nothing else about the
property changes.
| District | Houses checked | Median rent | Median asking | Max price at 8% | at 7% | at 5.5% |
|---|---|---|---|---|---|---|
| TS26 | 9 | £475 | £75,000 | £22,690 | £37,236 | £51,984 |
| TS5 | 3 | £550 | £85,000 | £41,890 | £50,640 | £64,122 |
| DL15 | 6 | £600 | £91,750 | £49,113 | £57,475 | £72,214 |
| DL17 | 9 | £500 | £70,000 | £29,090 | £43,636 | £56,030 |
| TS24 | 5 | £500 | £69,950 | £29,090 | £43,636 | £56,030 |
| SR7 | 5 | £550 | £80,000 | £41,890 | £50,640 | £64,122 |
| TS10 | 3 | £625 | £89,950 | £52,173 | £60,893 | £76,260 |
| TS3 | 9 | £600 | £85,000 | £49,113 | £57,475 | £72,214 |
| TS6 | 8 | £597 | £83,975 | £48,745 | £57,065 | £71,729 |
| DH6 | 10 | £595 | £83,725 | £48,500 | £56,792 | £71,405 |
| TS12 | 6 | £585 | £82,500 | £47,276 | £55,425 | £69,786 |
| SR8 | 17 | £590 | £82,500 | £47,888 | £56,108 | £70,596 |
| DH5 | 4 | £572 | £79,950 | £45,684 | £53,648 | £67,683 |
| TS1 | 18 | £578 | £79,950 | £46,419 | £54,468 | £68,654 |
| DL3 | 9 | £600 | £82,500 | £49,113 | £57,475 | £72,214 |
| DH9 | 11 | £550 | £75,000 | £41,890 | £50,640 | £64,122 |
| DL16 | 4 | £587 | £80,000 | £47,521 | £55,698 | £70,110 |
| DH3 | 3 | £595 | £80,000 | £48,500 | £56,792 | £71,405 |
| TS25 | 10 | £597 | £79,975 | £48,745 | £57,065 | £71,729 |
| DL4 | 3 | £600 | £80,000 | £49,113 | £57,475 | £72,214 |
| TS20 | 3 | £600 | £80,000 | £49,113 | £57,475 | £72,214 |
| DL1 | 9 | £646 | £85,000 | £54,745 | £63,763 | £79,659 |
| TS27 | 5 | £550 | £69,999 | £41,890 | £50,640 | £64,122 |
| TS28 | 4 | £612 | £78,000 | £50,582 | £59,116 | £74,156 |
| TS21 | 3 | £633 | £79,950 | £53,153 | £61,986 | £77,555 |
| TS18 | 4 | £587 | £72,500 | £47,521 | £55,698 | £70,110 |
| DH7 | 9 | £625 | £75,000 | £52,173 | £60,893 | £76,260 |
| NE63 | 3 | £595 | £66,000 | £48,500 | £56,792 | £71,405 |
| DL14 | 10 | £577 | £62,500 | £46,297 | £54,331 | £68,492 |
| SR5 | 3 | £685 | £75,000 | £59,520 | £69,095 | £85,970 |
| DH2 | 7 | £650 | £70,000 | £55,234 | £64,310 | £80,306 |
| NE17 | 5 | £575 | £60,000 | £46,052 | £54,058 | £68,168 |
How to read a row
Take DL14. The median house there is advertised at £62,500 and lets for about
£577 a month. At an 8% yield test that rent carries £46,297 — the asking price is
£16,203 too high. At 7% it carries £54,331, still short. At 5.5% it carries
£68,492, and suddenly the asking price works. Same house, same tenant, three
different answers.
What the map says
- Not one district clears an 8% yield at its median asking
price. Not one, in the whole North East. It is not a question of looking
harder. - At 7%, it is still close to impossible without buying below
the asking price — which is why we negotiate everything. - At 5.5% the market opens up. That is the honest reason so
few deals clear a strict brief: it is the brief, not the supply.
Get the map, and the PDF
This page stays up to date every week. If you would like the thirteen-page
PDF — two-bed and three-bed tables, worked examples, how we value a
house, a plain-English glossary and the five steps to screen any deal yourself —
leave your details and it comes to your inbox, along with the weekly update every
Thursday.
How the rents are worked out
- Every figure comes from advertised rents of comparable houses
— same number of bedrooms, same property type, nearest first. We take the lower
of the five nearest lettings and the whole mile around the property, because a
rent is not a fact until you know which street it came from. - Asking prices are the median of the houses we actually screened
in that district, not an average of everything on the market. - Flats, retirement housing, auction lots and anything needing more than
decoration are excluded. All figures assume a 25% deposit, a 5.5% interest-only
mortgage, a 12% management fee, £40 insurance, £50 maintenance, 5% stamp duty,
£1,200 legal, £1,000 survey and a £3,600 sourcing fee. - Rents are asking rents, so they are the optimistic end of the
evidence. Where we find a sitting tenant’s actual rent, that always replaces the
estimate — and it is usually lower.
If you want the district-by-district detail for a specific street, or you have
a property in mind and want to know what it can carry, reply to this and ask.