Hardwick Street County Durham

84 addresses across 3 postcodes (TS27), about 310 m long, classed as a local road. USRN 11907231.

  • Sales: 131 recorded sales since 1995; in 2026 the median was £68,000 across 1 sale.
  • Energy: 56 homes have an energy certificate (C: 14, D: 28, E: 12, F: 2).
  • Flood: 4 addresses on its postcodes are in areas at high or medium risk of flooding from rivers, the sea or surface water.
  • Council tax: Most homes around it are in council tax band A; Band D in County Durham costs £2,622 a year in 2026-27.
  • Broadband: Gigabit broadband is available to 100% of premises.
  • Transport: The nearest railway station is Horden, about 2 km (1.3 miles) away in a straight line.
  • Green space: The nearest park or garden is about 560 m (0.3 miles) away.
  • Air: Background air pollution in 2024 was 5.4 µg/m³ of nitrogen dioxide and 5.3 of PM2.5, within UK legal limits.
  • Height: Its addresses are 71 to 75 m above sea level.
  • Noise: 4 of its 84 addresses are modelled at 55 dB or more from road traffic.
  • Doctors: The nearest GP surgery is Blackhall And Peterlee Practice, about 340 m away.
  • People: About 750 people lived in the census areas around it in 2021; 75% of households owned their home and 21% of adults held a degree or other higher qualification.
  • Crime: 132 crimes were recorded within 250 m between September 2025 and August 2026, most often violence and sexual offences.

Sales on this street

Source: HM Land Registry Price Paid Data, sales registered up to 28 August 2026, loaded 28 October 2026. Sales reach the register two weeks to two months after completion, so the last two months are incomplete. Matched by postcode and street name.

Sales by year (standard sales only; repossessions and buy-to-let transfers excluded)
YearSalesMedian priceLowestHighest
20261£68,000£68,000£68,000
20252£72,000£54,000£90,000
20244£77,917£53,000£90,000
20234£85,750£78,000£100,000
20227£77,500£43,000£93,000
202110£62,225£44,000£87,500
20204£52,000£39,950£83,600
20191£40,000£40,000£40,000
20183£42,000£40,000£80,000
20174£51,000£47,000£90,000
20165£43,000£29,500£55,000
20152£85,000£85,000£85,000
Most recent sales (latest 50 of 131)
DateAddressTypePriceNotes
12 Aug 20267 TS27 4LSTerraced£68,000
14 Apr 202655 TS27 4LSTerraced£50,000Not a standard sale (repossession, buy-to-let or transfer).
11 Dec 202591 TS27 4LSSemi-detached£90,000
5 Nov 202535 TS27 4LSTerraced£54,000
19 Dec 202436 TS27 4LTSemi-detached£90,000
8 Nov 202483 TS27 4LSSemi-detached£85,000
18 Oct 202465 TS27 4LSTerraced£53,000
9 Oct 202426 TS27 4LTSemi-detached£70,833
14 Aug 202437 TS27 4LSTerraced£55,000Not a standard sale (repossession, buy-to-let or transfer).
8 Dec 202381 TS27 4LSSemi-detached£80,000
24 Nov 202351 TS27 4LSOther£63,000Not a standard sale (repossession, buy-to-let or transfer).
14 Nov 20233 TS27 4LSTerraced£60,000Not a standard sale (repossession, buy-to-let or transfer).
14 Nov 202361 TS27 4LSTerraced£60,000Not a standard sale (repossession, buy-to-let or transfer).
14 Nov 202317 TS27 4LSTerraced£60,000Not a standard sale (repossession, buy-to-let or transfer).
19 Oct 202320 TS27 4LTSemi-detached£72,000Not a standard sale (repossession, buy-to-let or transfer).
4 Oct 202339 TS27 4LSTerraced£78,000
10 Jul 202310 TS27 4LTSemi-detached£100,000
6 Jan 202371 TS27 4LSTerraced£91,500
31 Oct 202213 TS27 4LSTerraced£75,000Not a standard sale (repossession, buy-to-let or transfer).
21 Oct 202269 TS27 4LSTerraced£43,000
14 Sep 202210 TS27 4LTSemi-detached£93,000
8 Sep 202215 TS27 4LSTerraced£83,000
8 Jul 202211 TS27 4LSTerraced£77,500
24 Jun 202291 TS27 4LSSemi-detached£65,000Not a standard sale (repossession, buy-to-let or transfer).
16 Jun 202218 TS27 4LTSemi-detached£88,000
27 May 202283 TS27 4LSSemi-detached£73,000
31 Jan 202254 TS27 4LTSemi-detached£77,000
21 Dec 202150 TS27 4LTSemi-detached£84,950
1 Dec 202187 TS27 4LSSemi-detached£62,450
30 Sep 202150 TS27 4LTSemi-detached£86,000Not a standard sale (repossession, buy-to-let or transfer).
30 Sep 202132 TS27 4LTSemi-detached£50,000Not a standard sale (repossession, buy-to-let or transfer).
9 Sep 202118 TS27 4LTSemi-detached£87,500
27 Aug 202169 TS27 4LSTerraced£44,000
13 Aug 202133 TS27 4LSTerraced£59,000Not a standard sale (repossession, buy-to-let or transfer).
15 Jul 20217 TS27 4LSTerraced£62,000
25 Jun 20219 TS27 4LSTerraced£64,000
15 Jun 202159 TS27 4LSTerraced£54,000
25 May 202135 TS27 4LSTerraced£48,000
17 Mar 202138 TS27 4LTSemi-detached£85,000
27 Jan 202145 TS27 4LSTerraced£58,000
30 Oct 202054 TS27 4LTSemi-detached£39,950
2 Oct 202071 TS27 4LSTerraced£83,600
7 Aug 202015 TS27 4LSTerraced£55,000
16 Jun 202034 TS27 4LTSemi-detached£49,000
11 Mar 202019 TS27 4LSTerraced£45,000Not a standard sale (repossession, buy-to-let or transfer).
4 Dec 201971 TS27 4LSTerraced£39,999Not a standard sale (repossession, buy-to-let or transfer).
18 Apr 201945 TS27 4LSTerraced£40,000
27 Sep 201841 TS27 4LSTerraced£42,000
27 Jul 201810 TS27 4LTSemi-detached£40,000
22 Jun 201850 TS27 4LTSemi-detached£80,000

Energy performance certificates

Source: Energy Performance of Buildings Register (MHCLG), register as at 1 November 2026. Latest certificate per address; certificates last ten years, so the oldest here dates from February 2009 and some homes have none. Address data © Ordnance Survey and Royal Mail, shown for understanding the energy efficiency of buildings only.

56 homes with a current certificate; median floor area 64 m². Most common: Bungalow, semi-detached (25); House, mid-terrace (24); House, semi-detached (4). Built: 1930-1949 (38); 1950-1966 (12); 1900-1929 (4). Tenure at assessment: owner-occupied (33); rented (private) (18).

Each home's certificates and sales (24 addresses)

Council tax

What each band costs in County Durham in 2026-27: Band D £2,622 a year on average, including the police, fire and any county and parish charges.

ABCDEFGH
£1,748£2,039£2,331£2,622£3,205£3,788£4,370£5,244

Homes by band in the neighbourhood around this street: most are in band A (76% of about 660 homes).

Sources: Valuation Office Agency, Council Tax: stock of properties, homes at 31 March 2026 (counts rounded to the nearest 10; some small counts withheld), for the neighbourhood (census area of about 700 homes) around it, not just this street; Ministry of Housing, Communities and Local Government, council tax levels 2026-27. Bands are charged as fixed shares of Band D; the actual bill depends on the parish and on discounts such as the single-person discount. Check a home's own band with the official council tax band checker.

Planning and heritage

  • Conservation area: no postcode centre in this street's postcodes is in one.
  • Listed buildings on or by this street: none.
  • Article 4 direction (removing permitted development rights): none recorded, though not every council has published theirs.
  • Tree preservation orders: none recorded, though not every council has published theirs.
  • Green belt: no.

Source: planning.data.gov.uk (Ministry of Housing, Communities and Local Government), compiled from councils and, for listed buildings, Historic England's National Heritage List. Conservation areas, Article 4 directions, tree preservation areas and the green belt are checked at each postcode's centre. Listed buildings and protected trees are counted on or by this street. Councils publish Article 4 directions, tree preservation orders and brownfield registers to different standards, and some not yet. Planning applications are not here: there is no national open record of them yet.

Roadworks

No street works under way, planned or finished in the last three months on this street, in permits up to 31 October 2026.

Source: Department for Transport, Street Manager open data, permits and works up to 31 October 2026. It is published once a month, so works arranged or started since then are not shown, and dates are the ones planned unless the works have started or finished. Emergency works are often permitted after they begin.

Flood risk

Rivers, the sea or surface water: in this street's postcodes, 1 address is in areas at high risk, 3 at medium risk and 13 at low risk. Each address counts once, at the higher of its rivers-and-sea and surface-water risk.

Rivers and the sea alone: no home is in an area at risk.

High: 3.3% (1 in 30) or more chance of flooding a year. Medium: 1% to 3.3%. Low: 0.1% to 1%. Very low: under 0.1%. The rivers and sea figures allow for flood defences. Counts cover whole postcodes, which can include other streets.

Flood zone for planning: no postcode centre on this street is in flood zone 2 or 3.

PostcodePlanning zoneAddresses at high / medium / low riskGroundwater
TS27 4LSnot in 2 or 3 1 / 2 / 8 unlikely
TS27 4LTnot in 2 or 3 0 / 1 / 4 unlikely
TS27 4LRnot in 2 or 3 0 / 0 / 1 unlikely

Sources: Environment Agency Flood risk: postcode search tool data (loaded 29 October 2026), Risk of Flooding from Rivers and Sea: postcodes in areas at risk (loaded 29 October 2026) and Flood Map for Planning (loaded 28 October 2026). Flood zones are checked at each postcode's centre point. These are models of areas, which their publishers say are not suitable for showing whether an individual property is at risk, and they do not cover flooding from sewers or drains. Check an address on the official long-term flood risk service.

© Environment Agency copyright and/or database right 2026. All rights reserved. Some features are based on digital spatial data from the Centre for Ecology & Hydrology, © NERC (CEH); the postcode data is produced in part from PAF® and Multiple Residence Data, © Royal Mail Group Limited.

Height above sea level

The street's 84 addresses are between 71 m and 75 m above sea level (72 m on average).

Source: Ordnance Survey, OS Terrain 50, July 2026: the height of the ground on a 50 m grid, read at each address, in metres above Ordnance Datum (mean sea level at Newlyn). It is the lie of the land, not floor or threshold levels, and is accurate to a few metres. Being low-lying is not in itself a flood risk; the flood section above says what the flood maps show.

Broadband

Source: Ofcom Connected Nations, data as at January 2026. Percentages are of premises in each postcode that can get the service, not take-up or speed achieved.

Availability by postcode (% of premises)
PostcodeSuperfast (30 Mbit/s+)Ultrafast (300 Mbit/s+)GigabitBelow 10 Mbit/s
TS27 4LR100%100%100%0%
TS27 4LS100%100%100%0%
TS27 4LT100%100%100%0%

Getting around

Sources: Department for Transport, NaPTAN (every public transport stop), as at 31 October 2026; Office of Rail and Road, Estimates of station usage 2024–25 (which stations are on the National Rail network, and their journeys: entries and exits in the year to March); OurAirports (public domain, kept by volunteers); car parks and charging points from Overture Maps Foundation, release 2026-10-21.0, which gathers business listings from Meta, Microsoft, Foursquare and others: not an official register, so some will be missing, private or out of date. Distances are straight lines from the middle of the street, not routes, and say nothing about how often anything runs. Stations opened since the end of ORR's year appear when ORR publishes the next one, each December; heritage railways are left out.

NearestDistance
Railway stationsHorden 165,000 journeys in 2024–252 km (1.3 miles)
Hartlepool 714,000 journeys in 2024–258.8 km (5.5 miles)
Seaham 165,000 journeys in 2024–2510.7 km (6.6 miles)
Bus stops4 stops within 400 m (0.2 miles), 8 within 800 m (0.5 miles); nearest Schools Blackhall Colliery230 m
Bus or coach stationPeterlee Bus Station Stand A2.9 km (1.8 miles)
EV charging pointsBe.EV Charging Station2 km (1.2 miles)
Airport with scheduled flightsTeesside International Airport MME27.9 km (17 miles)
Nearest large airportNewcastle International Airport NCL41 km (26 miles)

Local services

Sources: NHS Organisation Data Service, as at 31 October 2026: GP practices, community pharmacies and dental practices with an NHS contract, open now, each placed at the centre of its postcode; hospitals are NHS trust and Welsh health board sites named as hospitals, and may not have an emergency department. Police stations and cash machines from Overture Maps Foundation, release 2026-10-21.0, which gathers business listings: not an official register, so some will be missing or out of date. Distances are straight lines from the middle of the street. Nothing here says whether a practice is taking new patients or a dentist new NHS patients.

NearestDistance
GP surgeries1 practices within 1.6 km (1 mile); nearest Blackhall And Peterlee Practice340 m
Pharmacies2 pharmacies within 1.6 km (1 mile); nearest M Whitfield LTD280 m
NHS dentists1 practices within 1.6 km (1 mile); nearest Abraham Dental Surgery340 m
HospitalPeterlee Community Hospital2.6 km (1.6 miles)
Police stationDurham Constabulary2.8 km (1.7 miles)
Cash machines2 machines within 800 m (0.5 miles); nearest ATM290 m

Parks and green space

Source: Ordnance Survey, OS Open Greenspace, April 2026: public parks and gardens, play spaces, playing fields and allotments, with their entrances. Distances are straight lines from the middle of the street to a site's nearest entrance (or its edge where none is recorded), not walking routes; sizes are the area OS maps for each site. Some sites, such as school playing fields, may not be open to the public.

NearestDistance
Park or garden2 within 800 m (0.5 miles); nearest Unnamed 8,560 m²560 m (0.3 miles)
Play area3 within 800 m (0.5 miles); nearest Unnamed 1,100 m²220 m
Playing field2 within 800 m (0.5 miles); nearest Unnamed 8,330 m²270 m
Allotments3 within 800 m (0.5 miles); nearest Unnamed 1,420 m²400 m (0.2 miles)

Within 800 m (0.5 miles): 2 parks and gardens, 1.1 hectares in all.

Landmarks

The nearest historic landmark is The Castle, Castle Eden, a registered park or garden (Grade II), 2.5 km (1.5 miles) west. 3 listed buildings are within 1 km (0.6 miles).

Historic places
NameWhat it isFrom the middle of the street
The Castle, Castle EdenRegistered park or garden, Grade II2.5 km (1.5 miles) west
Natural landmarks within 5 km (3.1 miles)
NameWhat it isFrom the middle of the street
Hardwick DeneValley330 m north-west
Dene MouthBay1.2 km (0.8 miles) north-east
Fulwell PlantationWood1.3 km (0.8 miles) west
Thorntree GillCliff or slope1.4 km (0.9 miles) north-west
Danesly HillHill2 km (1.3 miles) west
Gunner's PoolLake or reservoir3.6 km (2.2 miles) west

Sources: Historic England's registers through planning.data.gov.uk (MHCLG), and Cadw through DataMapWales (Welsh Government): World Heritage Sites within 10 km (6.2 miles), battlefields within 5 km (3.1 miles), registered parks and gardens within 3 km (1.9 miles), scheduled monuments within 2 km (1.2 miles), and Grade I and II* listed buildings within 1 km (0.6 miles). Ordnance Survey, OS Open Names, October 2026: named hills, valleys, lakes, woods, wetlands and coast (it has no rivers). Distances are in a straight line to the middle of each site, and being on a register does not mean there is public access.

Air quality

Source: Defra, modelled background air pollution, annual means for 2024, for the 1 km square that holds the middle of the street. These are background levels, away from the kerb: beside a busy road nitrogen dioxide in particular can be several times higher. UK limits are the legal annual limits for England and Wales; the World Health Organization's 2021 guidelines are much stricter, and most towns and cities are above them.

Annual means in µg/m³ (micrograms per cubic metre of air)
PollutantHereUK limitWHO guideline
Nitrogen dioxide (NO2)5.44010
Fine particles (PM2.5)5.3205
Particles (PM10)9.44015

All three are within the UK legal limits; PM2.5 is above the WHO guideline, as in most towns and cities.

Road and rail noise

Source: Defra, strategic noise mapping Round 4 (England), modelled for 2021 and published in December 2023, and its airport maps of the same round for the fifteen largest English airports, published in April 2026: Lden, the average sound level over a whole day with extra weight for the evening and night, on a 10 m grid, read at each address. These are models of traffic, not measurements; they leave out smaller airports and airfields, industry and neighbours, and a room at the back of a house is often much quieter than the front. The World Health Organization's guidelines are 53 dB for road traffic, 54 dB for railways and 45 dB for aircraft (below the lowest level shown here).

Addresses by modelled noise level (Lden, dB)
LevelRoad trafficRailways
55 to 5940
Under 558084

4 of the street's 84 addresses are modelled at 55 dB or more from road traffic, above the WHO guidelines.

Climate, daylight and earthquakes

Monthly temperatures and rainfall, sunrise and sunset through the year, and earthquakes recorded nearby since 1970 are much the same across the area, so they are worked out once for County Durham: see them on the County Durham page.

Nearest schools

Source: Get Information About Schools (Department for Education), 3 November 2026; Ofsted monthly management information as at September 2026. Distances are straight lines from the middle of the street to the school; catchments and admissions are not shown. Since November 2025 Ofsted gives report-card grades by area, not one overall grade; older grades stand until a school is re-inspected.

SchoolPhaseAgesDistanceInspection
Blackhall Primary SchoolPrimary2–11140 m Good (Mar 2023, overall grade under the previous framework)
St Joseph's Catholic Primary School, Blackhall Roman CatholicPrimary3–11430 m (0.3 miles) No published inspection
Horden Nursery SchoolNursery2–51.5 km (0.9 miles) No published inspection
Yohden Primary SchoolPrimary2–111.7 km (1 mile) Good (Nov 2023, overall grade under the previous framework)
Hesleden Primary SchoolPrimary2–111.7 km (1 mile) Report card (Jan 2026): Curriculum and teaching: Needs attention; Achievement: Needs attention; Attendance and behaviour: Expected standard; Personal development and wellbeing: Needs attention; Inclusion: Needs attention; Leadership and governance: Needs attention; Early years: Needs attention; Safeguarding standards: Met
Dene House Primary SchoolPrimary5–111.9 km (1.2 miles) Report card (Jul 2026): Curriculum and teaching: Expected standard; Achievement: Expected standard; Attendance and behaviour: Expected standard; Personal development and wellbeing: Strong standard; Inclusion: Expected standard; Leadership and governance: Expected standard; Early years: Expected standard; Safeguarding standards: Met
Dene AcademySecondary11–161.9 km (1.2 miles) Good (Nov 2023, overall grade under the previous framework)
Cotsford Primary SchoolPrimary4–111.9 km (1.2 miles) Good (Mar 2024, overall grade under the previous framework)

Food hygiene ratings nearby

Source: Food Standards Agency, Food Hygiene Rating Scheme, extract of 3 November 2026. Each rating is shown with the date it was given; a business may have been re-inspected since the extract. Within 500 m (0.3 miles) of the middle of the street.

BusinessTypeDistanceRatingRated
Blackhall Primary School TS27 4NASchool/college/university140 m5 Very good16 Feb 2026
Golden Wok TS27 4EATakeaway/sandwich shop230 m3 Generally satisfactory4 Jun 2026
Kiras place TS27 4EDTakeaway/sandwich shop250 m5 Very good6 May 2026
Riley's Fish Bar TS27 4EDTakeaway/sandwich shop250 m3 Generally satisfactory25 Mar 2025
New Kothari UK Ltd TS27 4EDRetailers - other250 m5 Very good19 Feb 2020
Well Pharmacy TS27 4EERetailers - other280 mExempt
Premier - Blackhall Convenience Store TS27 4EARetailers - other290 m4 Good7 Jan 2026
M Whitfield Chemist Ltd TS27 4EARetailers - other300 mExempt
Blondie's Diner TS27 4FBRestaurant/Cafe/Canteen300 m4 Good2 Apr 2025
Blackhall Community Centre TS27 4LGOther catering premises300 m5 Very good30 Sep 2026
The Bread and Butter Thing TS27 4LGRetailers - other300 m5 Very good13 Jan 2026
Hardwick Hotel TS27 4EEPub/bar/nightclub310 m3 Generally satisfactory12 Jun 2024
Pizzamatic TS27 4EATakeaway/sandwich shop350 m3 Generally satisfactory9 Apr 2026
Blackhall Wok TS27 4EATakeaway/sandwich shop350 m4 Good4 Jul 2026
Yohden Care Complex TS27 4LHHospitals/Childcare/Caring Premises360 m5 Very good25 Aug 2026

Crime within 250 m

Source: data.police.uk street-level crime, September 2025 to August 2026. Police forces move every crime to the nearest of about 760,000 anonymised map points before publishing, so these are crimes near this street, not on it, and a busy point can collect crimes from a wider area. Counts are of records, not convictions.

132 recorded crimes by category
CategoryCrimes
Violence and sexual offences55
Anti-social behaviour18
Shoplifting13
Criminal damage and arson11
Public order10
Other crime6
Drugs5
Burglary5
Other theft4
Vehicle crime3
Robbery1
Possession of weapons1

Most of these are attached to: On or near Middle Street (24); On or near Ninth Street (23); On or near Tenth Street (18); On or near Whindyke (17); On or near Hardwick Street (15).

People and work

Source: ONS Census 2021, taken on 21 March 2021, for the 2 Output Areas (small census areas of about 125 households each) that this street's postcodes are in: 746 residents in 293 households. The census was taken during a lockdown, so working from home is high and travel to work low compared with now. ONS swaps a few records between neighbouring areas and adds small amounts of noise to counts to protect privacy, so small differences mean little. Industry is not published for areas this small.

Who lives here

Around this streetEngland
Median age5640
Children under 1512%17%
Aged 65 and over36%18%

Homes

Around this streetEngland
Owned (outright or with a mortgage)75%61%
Owned outright44%33%
Shared ownershipunder 1%1%
Social rented10%17%
Private rented15%21%

Work and commuting

Around this streetEngland
Adults (16 and over) in work40%57%
Unemployment (of those working or looking for work)4%6%
Retired (of adults)41%22%
Long-term sick or disabled (of adults)8%4%
Work mainly from home (of those in work)21%32%
Travel to work by car or van74%48%
By train, Underground, metro or tram0%4%
By any public transport, including busunder 1%8%
On foot or by bicycle3%10%
Work within 10 km (6 miles) of home (of those who travel to work)43%65%
Work 30 km (19 miles) or more away10%8%

Education and languages

Around this streetEngland
Degree or other higher qualification, Level 4+ (of adults)21%34%
No qualifications31%18%
Apprenticeship as highest qualification7%5%
Main language English (aged 3 and over)100%91%
Cannot speak English well or at all0%2%

Deprivation

The neighbourhood around this street is in decile 3 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived tenth of England's 33,755 neighbourhoods and 10 the least.

Source: English Indices of Deprivation 2025 (Ministry of Housing, Communities and Local Government), by LSOA (about 1,500 people), through the ONS Postcode Directory. The index combines income, employment, health, education, crime, housing and living environment; it ranks areas against each other and does not describe any one household. Ranks in England and Wales are worked out separately and cannot be compared.

What has changed

Nothing new since the change feed started on 30 October 2026. New sales and energy certificates, and hygiene ratings, school inspections and flood figures nearby, will be listed here as the sources update.

Everything that has changed on and near this street

Postcodes on this street

Source: ONS Postcode Directory August 2026, ONS UPRN Directory September 2026, OS Open Linked Identifiers September 2026. A postcode can cover more than one street; the share shows how many of its addresses are on this one.

Nearby streets

West Street · Ninth Street · West Avenue · West Street · Whindyke · North Street · School Avenue · Brockwell · Park Avenue · Tenth Street · Blue House Court · Welfare Crescent

All the streets in TS27 and across County Durham.

What this page cannot tell you

  • Whether a particular house is at risk of flooding, subsiding or anything else: the flood map is a model of areas and there is no property-level data here.
  • What a home is worth now: sales are historic prices for the homes that happened to sell.
  • How safe the street is: crime points are moved to anonymised locations and many crimes are never reported.
  • Whether you would get a place at a school: distances are straight lines, not catchments.
  • Who lives on the street now: census figures describe the small areas around it in March 2021, during a lockdown.
  • How long a journey takes or how often anything runs: transport distances are straight lines to the nearest stops.
  • Whether a GP practice is taking new patients, or a dentist new NHS patients.
  • How loud a home is inside, or noise from industry, neighbours or smaller airfields: noise figures are models of road, rail and air traffic outside.

How each figure on this page is matched to the street and worked out: methodology.