Hauscope verdict
We won’t put a number on this one.
5a, Langley Terrace, Stanley DH9 7TT, DH9 · listed at £20,000
Check out this 1 bedroom flat for sale on Rightmove
Why there’s no estimate on this one
We found 6 recent sales near this home, recorded by HM Land Registry. Adjusted to today's prices they range from £40,202 to £95,462, and it's listed at £20,000. They don't look like the same part of the market.
So we're not giving an estimate, a verdict or an offer. The sales are listed below so you can judge them yourself.
Most tools would have shown you a number anyway.
Here’s why we didn’t: a number is only as good as the sales behind it. When those sales are a mile out, or a different size of home, the estimate still arrives looking confident — and you’d have no way to tell. We’d rather be the tool that says so.
What this means when you borrow
A mortgage lender values the property itself before it lends. Its valuer works from the same place we just looked — recent sales of similar homes nearby, in HM Land Registry’s records. For this property that record did not hold enough for us to stand behind a figure.
A lender lends a percentage of its own valuation, not a percentage of the price you agree with the seller. Where the two are the same, nothing changes. Where the valuation is lower, the loan is worked out from the lower figure and the price you owe the seller does not move — so the gap between them is found from your own money rather than borrowed.
An example, not an estimate
We have no valuation for this property — that is what this whole page is about — so the two figures below are invented to show how the arithmetic runs. They are not drawn from this property, this street or this area, and they are not a forecast of what any lender would do.
- Asking price
- £20,000
- If a valuation came in 5% lower
- £19,000
- A 90% loan on that valuation
- £17,100
- From your own funds, at the asking price
- £2,900
- From your own funds, had the valuation matched
- £2,000
- The difference
- £900
First Financial Services Limited is the mortgage broker on this report.
What the listing tells you
- Asking price
- £20,000
- Property type
- 1 bed · Flat
The sales we looked at
These are the 6 sales we looked at. They're here as facts, not as a price for this home.
26, Kinross Drive, Stanley, DH9 6UT
0.35 miles
1 bed · flat
£39,999
sold Dec 25
£40,202
adjusted to today
£57/sqft est.
16, The Fairways, West Pelton, Stanley, DH9 6SU
0.35 miles
1 bed · flat
£74,250
sold Dec 25
£74,626
adjusted to today
£107/sqft est.
7, Kip Hill Court, Stanley, DH9 0LZ
0.35 miles
1 bed · flat
£94,500
sold Sept 25
£95,462
adjusted to today
£136/sqft est.
25, Aberfoyle Court, Stanley, DH9 6UL
0.35 miles
1 bed · flat
£48,000
sold Sept 25
£48,489
adjusted to today
£69/sqft est.
| Address | Date | Dist. | Beds | Type | Sold | Adj. today | £/sqft |
|---|---|---|---|---|---|---|---|
| 26, Kinross Drive, Stanley, DH9 6UT | Dec 25 | 0.35 miles | 1 | flat | £39,999 | £40,202 | £57/sqft est. |
| 16, The Fairways, West Pelton, Stanley, DH9 6SU | Dec 25 | 0.35 miles | 1 | flat | £74,250 | £74,626 | £107/sqft est. |
| 7, Kip Hill Court, Stanley, DH9 0LZ | Sept 25 | 0.35 miles | 1 | flat | £94,500 | £95,462 | £136/sqft est. |
| 25, Aberfoyle Court, Stanley, DH9 6UL | Sept 25 | 0.35 miles | 1 | flat | £48,000 | £48,489 | £69/sqft est. |
Source: HM Land Registry Price Paid. Distances are measured from the property’s postcode.
A household income of about £4,000 buys this house at £20,000, on a 10% deposit of £2,000. Estimated at 5× income; lenders vary.
10% of your offer — change it if yours differs.
What this report says to open at — try your own.
years.
Put your household income in above for a straight answer on this house.
Negotiating without a number
You don’t need our estimate to negotiate well here. Three things carry more weight than a figure anyway, and you already have all of them.
- Ask the agent what it’s priced against. Every asking price has comparables behind it. Ask which sales, and how far away they are. If the answer is vague, that tells you what our search found.
- Use time on the market. How long it has been listed, and whether the price has moved, is public and negotiable.
- Make the survey the condition. Where the sold record is thin, a RICS valuation is the number that actually protects you — and an offer subject to it is a normal thing to make.
Take this to the viewing.
We’ll email you this report — the area detail, the nearby sales, and why we didn’t value it.
One email. No account needed.
A lender still will. Telling you what they’ll lend is First Financial Services Limited’s job.
Partner · Mortgages
First Financial Services Limited
Mortgage adviser, Stanley
Half an hour, and you’ll know what this house really costs you a month.
FCA regulated · No. 575702 · check the register ↗
Whole of market · Free advice · Signed the Hauscope Honesty Pledge
They read this report before you speak. You won’t start from scratch.
Agrees to come back the same working day. We chase if they don't.
“Independent whole-of-market advice from our professional mortgage centre. We search every lender to find the best available rate for your situation.”
Book half an hour →Your home may be repossessed if you do not keep up repayments on your mortgage.
Ask First Financial a question
We haven't put a figure on this home, but First Financial can still answer questions about buying it. A broker there replies to you by email.
What to do instead
Where the sold-price record is this thin, a local agent or a RICS valuation is the reliable route to a number. If it helps, the area detail above is still yours to take to the viewing.
Estimate model: Hauscope v1.2 · Data: Land Registry Feb 2026