Skip to main contenthow this is calculated →
Year 5 disposal
BMV -23%
⊞ View all 10
60/ 100
Solid
Real 9.26% return before costs with manageable risks.
Why it works
- 9.26% return before costs — above-market
- Priced below market -23% vs 12 nearby sold (last 12 mo) — instant equity
- 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 −£114/mo — mildly negative — equity build may cover
- -2.4% 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
−£114/mo
You top up £114/mo
Price vs market
Below market value
-23% vs 12 sold · interior unseen
Return · IRR
-2.4%/yr
Loses money over 5 years
Cash left in
£25K
Stays in after refinancing at value
Price £120KCash to buy £52KReturn before costs on price 9.26%5-yr return on cash -6%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% · £29,988
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 £89,962.5 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
-£114
after mortgage, operating costs & tax
Rent in£926/mo gross
£890/mo collected · £36/mo lost to voids
Where it goes
£487Mortgage£517Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£487
Costs£517
Management£93
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£114
Returns
Return before costs on price9.26%
Cash return on cash-2.65%
Gross margin£373
Cash needed£51,549
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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 | £6,203 | £5,848 | £0 | £0 | -£939 | -£939 |
| Year 2 | £11,445 | £6,389 | £5,848 | £0 | £0 | -£792 | -£1,730 |
| Year 3 | £11,789 | £6,581 | £5,848 | £0 | £0 | -£640 | -£2,370 |
| Year 4 | £12,142 | £6,779 | £5,848 | £0 | £0 | -£484 | -£2,854 |
| Year 5 | £12,507 | £6,982 | £5,848 | £0 | £0 | -£323 | -£3,177 |
Disposal gain (gross)-£9,588
CGT£0
Net Disposal proceeds£129,124
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 5FY · 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 history960d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£107/mo · £7/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 9.26% | -£114 | £51,549 | -6.2% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£566 | £51,549 | -62.6% | Med | Feasible |
| Council lease | 3.99% | -£477 | £51,549 | -55.5% | Low | Feasible |
| ⭐ Refurb & refinance | 9.26% | -£107 | £61,852 | -4.4% | Med | Feasible |
| Short-stay let / Airbnb | 10.39% | -£275 | £51,549 | -30.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £143,018 | 1% | 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
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
24.01% Return before costs on price converted vs 9.26% as-is
As-is Rent it out
Monthly profit+£65
Return before costs on price9.26%
Cash needed£41,886
If converted to Rent by the room
Monthly profit+£441
Return before costs on price24.01%
Cash needed£57,886
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
Planning approval likelihood
Uncertain · 43% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£39,609–£71,970full refurb + room split
⚠️ Capped at 60% of £119,950 asking (£71,970). Raw model: £50,490–£91,740. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,919–£13,839
- 2 × bathroom£9,179–£16,828
- Rewire£2,542–£4,448
- Replumb£1,906–£3,813
- Windows£6,354–£11,438
- Paint + decor£5,084–£8,261
- Flooring£7,625–£13,344
Comparables
sold within 0.5 miWide · CV 53.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingFramwellgate Moor Primary SchoolPrimary · Community school · DH1 5BG
- GoodSt Godric's Catholic Primary School, DurhamPrimary · Academy converter · DH1 5LZ
- Not ratedNew College Durham16 plus · Further education · DH1 5ES
- Not ratedDurham Trinity School & Sports CollegeNot applicable · Community special school · DH1 5WB
- Not ratedDurham Newton Hall Infants' SchoolPrimary · Community school · DH1 5LP
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£11,112
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,366
Exit costs
Projected sale price (5y · 2%/yr growth)£132,434
Capital gain (pre-CGT)£12,484
Sale costs (~2.5%)£3,311
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-£3,177
Rates as of Oct 2024
Acquisition costs
£51,549cash neededPurchase price£119,950
Deposit (25%)£29,988
Stamp duty+5% additional-property surcharge£5,998
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,799
Total cash neededdeposit + costs (loan covers the rest)£51,549
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
WELL PRESENTED THROUGHOUT, STUNNING LOCATION, SECURE GATED ACCESS, OVER 50's SITE NO UPPER CHAIN
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 pa…
Floor plans
Nearby active comparables5 deals
Comparable rentals
DH1 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Newfield Estates
About this listing
960 days · RightmovePrice history
5-year price trend
Monthly profit
−£114
Cash needed
£52K
Return after costs
-2.65%
IRR
-2.45%
Listed 960d ago
Finchale Abbey Village, Brasside, Durham, County Durham, DH1
bungalow · 2 bed · 2 bath
£119,950
est £926 · 9.26% gross
Priced below market
1 / 10
60/100
Solid
Real 9.26% — fundamentals work.
Priced below market -23% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.26% Return before costs — above-market
Price
£120K
23% below sold comps
Return before costs
9.26%
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% · £29,988
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 £89,962.5 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
-£114
after mortgage, operating costs & tax
Rent in£926/mo gross
£890/mo collected · £36/mo lost to voids
Where it goes
£487Mortgage£517Costs
Outgoings exceed rent — you top up £114/mo
Mortgage£487
Costs£517
Management£93
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£114
Returns
Return before costs on price9.26%
Cash return on cash-2.65%
Gross margin£373
Cash needed£51,549
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £6,203 | £5,848 | £0 | £0 | -£939 | -£939 |
| Year 2 | £11,445 | £6,389 | £5,848 | £0 | £0 | -£792 | -£1,730 |
| Year 3 | £11,789 | £6,581 | £5,848 | £0 | £0 | -£640 | -£2,370 |
| Year 4 | £12,142 | £6,779 | £5,848 | £0 | £0 | -£484 | -£2,854 |
| Year 5 | £12,507 | £6,982 | £5,848 | £0 | £0 | -£323 | -£3,177 |
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 miWide · CV 53.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,170
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,177
Acquisition costs
25% deposit£29,988
Stamp duty£5,998
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,799
Cash needed£51,549
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 copyRightmove
WELL PRESENTED THROUGHOUT, STUNNING LOCATION, SECURE GATED ACCESS, OVER 50's SITE NO UPPER CHAIN
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 pa…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice