The agent has comparable evidence.
Now you do too.
Comparable evidence
Where £2,900,000 sits against 6 real sales.
These are the sales the agent should be comparing to yours.
6 nearby sold comparables in NE2 average about £1,340,000 and sit roughly 0.4 miles from the listing.
Your suggested opening offer is £1,230,000 →
Beechwood, Clayton Road, Jesmond, Newcastle Upon Tyne, NE2 1TL
0.35 miles
10 bed · detached
£1,750,000
sold Dec 25
£1,758,861
adjusted to today
£586/sqft est.
15, Glastonbury Grove, Newcastle Upon Tyne, NE2 2HB
0.35 miles
10 bed · detached
£998,000
sold Nov 25
£1,004,324
adjusted to today
£335/sqft est.
Beechwood, Clayton Road, Jesmond, Newcastle Upon Tyne, NE2 1TL
0.35 miles
10 bed · detached
£1,650,000
sold May 25
£1,676,392
adjusted to today
£559/sqft est.
| Address | Date | Dist. | Beds | Type | Sold | Adj. today | £/sqft |
|---|---|---|---|---|---|---|---|
| Beechwood, Clayton Road, Jesmond, Newcastle Upon Tyne, NE2 1TL | Dec 25 | 0.35 miles | 10 | detached | £1,750,000 | £1,758,861 | £586/sqft est. |
| 15, Glastonbury Grove, Newcastle Upon Tyne, NE2 2HB | Nov 25 | 0.35 miles | 10 | detached | £998,000 | £1,004,324 | £335/sqft est. |
| Beechwood, Clayton Road, Jesmond, Newcastle Upon Tyne, NE2 1TL | May 25 | 0.35 miles | 10 | detached | £1,650,000 | £1,676,392 | £559/sqft est. |
Adjusted values reflect ONS House Price Index correction to March 2026. All data sourced from HM Land Registry Price Paid records.
A household income of about £222,000 buys this house at £1,230,000, on a 10% deposit of £123,000. Estimated at 5× income; lenders vary.
Not you? Type your own figure — you’ll get a straight answer on this house. The calculator sends nothing.
The cost of overpaying
£2,790,100
What buying at the asking price would cost you over fair value, once the extra borrowing is paid off.
- Paid over fair value
- £1,490,000
- Extra mortgage interest, over a 25-year mortgage at 5%
- £1,123,100
- Additional stamp duty
- £177,000
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 6 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 6 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
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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 3 comparable sales+
Property & EPC+
The viewing checklist+
- Walk the full boundary and check fence or wall ownership
- Inspect the garage roof separately, it is often neglected
- Check all windows open and close properly, which can indicate subsidence
- Ask for copies of any planning permissions for extensions
- Check the boiler age and last service date
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.