The agent has comparable evidence.
Now you do too.
Comparable evidence
Where £115,000 sits against 5 real sales.
These are the sales the agent should be comparing to yours.
5 nearby sold comparables in DH4 average about £74,000 and sit roughly 0.3 miles from the listing.
Your suggested opening offer is £65,500 →
Asking price is higher than every one of the 5 comparable sales.
3, Byerhope, Penshaw, Houghton Le Spring, DH4 7PR
0.35 miles
2 bed · flat
£85,000
sold Nov 25
£85,539
adjusted to today
£97/sqft est.
6, Mill Crescent, Shiney Row, Houghton Le Spring, DH4 7QL
0.35 miles
2 bed · flat
£69,995
sold Jul 25
£70,888
adjusted to today
£81/sqft est.
52, Carlisle Crescent, Houghton Le Spring, DH4 7RD
0.35 miles
2 bed · flat
£33,000
sold Aug 25
£33,378
adjusted to today
£38/sqft est.
| Address | Date | Dist. | Beds | Type | Sold | Adj. today | £/sqft |
|---|---|---|---|---|---|---|---|
| 3, Byerhope, Penshaw, Houghton Le Spring, DH4 7PR | Nov 25 | 0.35 miles | 2 | flat | £85,000 | £85,539 | £97/sqft est. |
| 6, Mill Crescent, Shiney Row, Houghton Le Spring, DH4 7QL | Jul 25 | 0.35 miles | 2 | flat | £69,995 | £70,888 | £81/sqft est. |
| 52, Carlisle Crescent, Houghton Le Spring, DH4 7RD | Aug 25 | 0.35 miles | 2 | flat | £33,000 | £33,378 | £38/sqft est. |
Adjusted values reflect ONS House Price Index correction to March 2026. All data sourced from HM Land Registry Price Paid records.
Your move
An opening offer the agent can’t dismiss.
Suggested opening offer
£65,500
£49,500 below asking · supported by comparable evidence · ~£389/month on a 25yr mortgage at fair value
And the line that lands it:
I've been through the recent sales nearby — 3 Byerhope, Penshaw sold for £85,000 in November, and 4 other comparable sales point the same way. The evidence suggests a current market value of £68,000 to £80,000. At your asking price of £115,000, I'd like to make an opening offer of £65,500.
Based on 5 comparable sales. The full offer letter is in your free report.
- Open at
- £65,500
- Expect to agree
- £67,000 – £79,500
- Walk away above
- £79,500
All three come from the same comparable evidence as the figures above. Above the walk-away price, no sale nearby supports what you would be paying.
Before you offer
One question stands between you and that offer.
Whether a lender will lend it. Either way suits.
First Financial Services Limited
Mortgage adviser · the only mortgage broker we list in Tyne and Wear
An agreement in principle is a lender saying in writing what they’d lend you — the call is free, and it’s a soft check, so it won’t touch your credit score.
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Or an email
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When Pattinson Estate Agents asks whether you’re proceedable — and they will — you lead with your agreement in principle. Offers with borrowing behind them get walked upstairs. Offers without get “we’ll pass it on”. Your script and letter are in the pack.
Try a different offer
£65,500
Inside the range these homes sold for. 1 of 5 comparable sales went below this.
About £340 a month at this price, on a 25-year mortgage at 5% with a 10% deposit.
Six answers, ready.
Every one is built from the evidence above, so you can check it before you use it.
“The comparables you're using aren't really comparable.”
Name one. 3 Byerhope, Penshaw sold for £85,000 in November 2025, 0.35 miles away. That is a real transaction on the Land Registry, not an estimate. My offer of £65,500 is built from that sale and 4 others like it. If you have a sale that supports £115,000, I would genuinely like to see it.
“We've had a lot of interest in this one.”
Then an offer backed by recorded sold evidence should be an easy one to take to the vendor. Mine is £65,500, and I can move quickly.
“The vendor won't go below the asking price.”
That is the vendor's decision to make, and they should make it with the evidence in front of them. The comparable sales put this nearer £74,000. Please do put my offer to them.
Show the other 3 questions
“Those sales are old — the market has moved since then.”
They have already been adjusted for that. Every comparable in my figure is inflation-corrected to today using the ONS House Price Index, so the movement you're describing is priced in. The gap that remains is pricing, not timing.
“This one's different — it's been improved throughout.”
Improvements are real and I am happy to pay for them, but they are the difference between two numbers, not a reason to abandon the evidence. Comparable sales put this nearer £74,000. Tell me what the improvements cost and we can talk about where between there and £115,000 this lands.
“We already have another offer close to asking.”
Then you should take it, and I will withdraw with no hard feelings. If it does not proceed, my offer of £65,500 stands, it is backed by evidence, and I am ready to move. Buyers who offer above the evidence are the ones whose surveys and mortgage valuations come back short.
A household income of about £12,000 buys this house at £65,500, on a 10% deposit of £6,550. 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.
The cost of overpaying
£71,900
What buying at the asking price would cost you over fair value, once the extra borrowing is paid off.
- Paid over fair value
- £41,000
- Extra mortgage interest, over a 25-year mortgage at 5%
- £30,900
- Additional stamp duty
- None
Illustrative and rounded. Confirm the figures with your broker.
The areaSchools, crime, broadband, flood risk — the intelligence most reports won’t print.
What the neighbourhood tells you.
Your full report
Everything you need
Free.
The complete analysis as a PDF — including your offer letter and negotiation script.
Everything you need for the viewing.
- All 5 comparable addresses with sold prices and dates
- Your offer letter ready to send to the agent
- Vendor position analysis — what they paid and what they stand to make
- Viewing checklist for the day
All 5 comparable addresses
Sold prices and dates
Price per square foot
Adjusted for market movement
Fair value estimate
Estimate range (low–high)
Confidence level
Asking price position vs comparables
ONS HPI adjustment applied
Suggested opening offer
Likely agreement range
Maximum advisable price
Offer letter (ready to send)
Negotiation script
Overpaying cost breakdown
Days on market and price reductions
Flood risk, crime and schools
EPC band and annual running cost
Everything above is in your free report. Takes 10 seconds to get.
You’re about to view this house. Walk in with the evidence, the offer and the answers to what the agent will say back.
A question worth asking
How is this free?
Hauscope is free because the professionals you might work with pay a small subscription to be matched with buyers like you — one mortgage broker per area. You are never charged and never sold. We only introduce people we would use ourselves, and only if you ask. Your numbers and your details stay yours.
For the record
The full report detail.
Everything behind the verdict, if you’d like to check our working.
What the listing tells you+
The numbers behind it+
The other 2 comparable sales+
Property & EPC+
The viewing checklist+
- Ask for the EPC certificate and last boiler service record
- Test all taps and check water pressure
- Look for damp around windows, corners, and the loft hatch
- Ask how long the property has been on the market and why the vendor is selling
- Check mobile signal strength throughout the property
When you come to sell
Got a place of your own to sell? Find out what it’s worth with the same comparable-led method — free, no agent required — at hauscope.com/value-my-home.
Once your offer’s accepted
When this one becomes your home, the free Movers Pack walks you through everything between offer accepted and getting the keys — the things people miss, in the order that matters.