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Year 5 disposal
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55/ 100
Caution
9.46% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.46% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£97/mo — mildly negative — equity build may cover
- -2.1% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£97/mo
You top up £97/mo
Price
£118K
No local sold comps to compare
Return · IRR
-2.1%/yr
Loses money over 5 years
Cash to get in
£51K
Deposit + fees + refurb
Return before costs on price 9.46%5-yr return on cash -4%Rent est. £926 (£875–£980)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £875–£980/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £29,375
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £88,125 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£97
after mortgage, operating costs & tax
Rent in£926/mo gross
£890/mo collected · £36/mo lost to voids
Where it goes
£477Mortgage£510Costs
Outgoings exceed rent — you top up £97/mo
Mortgage£477
Costs£510
Management£93
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£97
Returns
Return before costs on price9.46%
Cash return on cash-2.29%
Gross margin£380
Cash needed£50,777
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £11,112 | £6,119 | £5,728 | £0 | £0 | -£735 | -£735 |
| Year 2 | £11,445 | £6,303 | £5,728 | £0 | £0 | -£586 | -£1,321 |
| Year 3 | £11,789 | £6,492 | £5,728 | £0 | £0 | -£431 | -£1,752 |
| Year 4 | £12,142 | £6,687 | £5,728 | £0 | £0 | -£272 | -£2,025 |
| Year 5 | £12,507 | £6,887 | £5,728 | £0 | £0 | -£109 | -£2,134 |
Disposal gain (gross)-£9,653
CGT£0
Net Disposal proceeds£126,486
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortDH1 · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 18.5 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history89d on marketno cuts yet
Strategy matrix
Rent it out wins — -£97/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 9.46% | -£97 | £50,777 | -4.2% | Low | Feasible |
| Housing-benefit rent | 4.07% | -£553 | £50,777 | -62.0% | Med | Feasible |
| Council lease | 0.00% | -£844 | £50,777 | -102.3% | Low | Feasible |
| Refurb & refinance | 9.46% | -£97 | £60,958 | -3.5% | Med | Feasible |
| Short-stay let / Airbnb | 10.61% | -£256 | £50,777 | -28.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £140,445 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context933 active short-lets nearby
Short-let market context
- 933 active short-let listings in this postcode
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let26% occupancy
£131/night ADR
Based on 23 short-let comps nearby
Rent by the room conversion upside
+£376/mo cash flow vs Rent it out if converted to Rent by the room
24.51% Return before costs on price converted vs 9.46% as-is
As-is Rent it out
Monthly profit+£73
Return before costs on price9.46%
Cash needed£41,273
If converted to Rent by the room
Monthly profit+£448
Return before costs on price24.51%
Cash needed£57,273
Δ vs Rent it out Monthly profit+£376
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£38,800–£70,500full refurb + room split
⚠️ Capped at 60% of £117,500 asking (£70,500). Raw model: £50,490–£91,740. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,778–£13,556
- 2 × bathroom£8,991–£16,484
- Rewire£2,490–£4,357
- Replumb£1,867–£3,735
- Windows£6,225–£11,204
- Paint + decor£4,980–£8,092
- Flooring£7,470–£13,072
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£11,112
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,163
Exit costs
Projected sale price (5y · 2%/yr growth)£129,729
Capital gain (pre-CGT)£12,229
Sale costs (~2.5%)£3,243
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£2,134
Rates as of Oct 2024
Acquisition costs
£50,777cash neededPurchase price£117,500
Deposit (25%)£29,375
Stamp duty+5% additional-property surcharge£5,875
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,763
Total cash neededdeposit + costs (loan covers the rest)£50,777
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
* WELL PRESENTED THROUGHOUT, STUNNING LOCATION, SECURE GATED ACCESS, OVER 50's SITE *
This two bedroom detached lodge is located in the idyllic surroundings of Finchale Abbey Village in Durham. The property is well presented throughout and includes an entrance hall, open plan living/dining room and a modern fitted kitchen, master bedroom with en suite, bedroom two and a shower room. Externally there is a decked terrace. There is also a driveway for off street parking. Viewin…
Floor plans
Nearby active comparables5 deals
Comparable rentals
DH1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metaonthemarket · Newfield Estates - Durham
About this listing
89 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£97
Cash needed
£51K
Return after costs
-2.29%
IRR
-2.08%
Listed 89d ago
Finchale Abbey Village, Brasside, Durham, County Durham, DH1, Durham, DH1
bungalow · 2 bed · 2 bath
£117,500
est £926 · 9.46% gross
1 / 5
55/100
Caution
9.46% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.46% Return before costs — above-market
Price
£118K
Return before costs
9.46%
est rent £926/monot enough comparablesRange £875–£980/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £875–£980/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £29,375
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £88,125 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£97
after mortgage, operating costs & tax
Rent in£926/mo gross
£890/mo collected · £36/mo lost to voids
Where it goes
£477Mortgage£510Costs
Outgoings exceed rent — you top up £97/mo
Mortgage£477
Costs£510
Management£93
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£97
Returns
Return before costs on price9.46%
Cash return on cash-2.29%
Gross margin£380
Cash needed£50,777
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context933 active short-lets nearby
Short-let market context
- 933 active short-let listings in this postcode
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £11,112 | £6,119 | £5,728 | £0 | £0 | -£735 | -£735 |
| Year 2 | £11,445 | £6,303 | £5,728 | £0 | £0 | -£586 | -£1,321 |
| Year 3 | £11,789 | £6,492 | £5,728 | £0 | £0 | -£431 | -£1,752 |
| Year 4 | £12,142 | £6,687 | £5,728 | £0 | £0 | -£272 | -£2,025 |
| Year 5 | £12,507 | £6,887 | £5,728 | £0 | £0 | -£109 | -£2,134 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,146
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,134
Acquisition costs
25% deposit£29,375
Stamp duty£5,875
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,763
Cash needed£50,777
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyOnTheMarket
* WELL PRESENTED THROUGHOUT, STUNNING LOCATION, SECURE GATED ACCESS, OVER 50's SITE *
This two bedroom detached lodge is located in the idyllic surroundings of Finchale Abbey Village in Durham. The property is well presented throughout and includes an entrance hall, open plan living/dining room and a modern fitted kitchen, master bedroom with en suite, bedroom two and a shower room. Externally there is a decked terrace. There is also a driveway for off street parking. Viewin…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice