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Year 5 disposal
BMV -23%
⊞ View all 17
68/ 100
Solid
Real 11.74% Rent by the room return before costs with manageable risks.
Why it works
- 8.73% return before costs — above-market
- 11.7% Rent by the room return before costs (net 6.31% after CapEx + bills) — conversion play
- 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
- 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
+£88/mo
Barely breaks even each month
Price vs market
Below market value
-23% vs 12 sold · interior unseen
Return · IRR
1.7%/yr
Modest annualised return
Cash left in
£36K
Stays in after refinancing at value
Price £190KCash to buy £79KReturn before costs on price · Rent by the room 11.74%5-yr return on cash 13%Rent est. £1,383 (£1,324–£1,445)
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: £1,324–£1,445/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£88
after mortgage, operating costs & tax
Rent in£1,383/mo gross
£1,330/mo collected · £53/mo lost to voids
Where it goes
£772Mortgage£450Costs
£88/mo left as profit · 7% of rent kept
Mortgage£772
Costs£450
Management£138
Maintenance£100
Insurance£20
CapEx reserve£69
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax£21
Profit+£88
Returns
Return before costs on price8.73%
Cash return on cash1.33%
Gross margin£880
Cash needed£78,961
Monthly profit payback75y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £16,596 | £5,396 | £9,263 | £0 | £368 | £1,569 | £1,569 |
| Year 2 | £17,094 | £5,558 | £9,263 | £0 | £432 | £1,841 | £3,410 |
| Year 3 | £17,607 | £5,725 | £9,263 | £0 | £498 | £2,121 | £5,531 |
| Year 4 | £18,135 | £5,897 | £9,263 | £0 | £565 | £2,411 | £7,942 |
| Year 5 | £18,679 | £6,074 | £9,263 | £0 | £635 | £2,708 | £10,650 |
Disposal gain (gross)-£13,080
CGT£0
Net Disposal proceeds£204,531
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain43% likely
Confidence: low
- 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
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 103 designated areas (~29k properties)
Rates as of May 2026
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
MEES 2030 compliance
C required for new tenancies
PASS
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 profileFamily let
Tenant profilelikely cohortDH6 1QP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 24 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history439d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£161,962 in 2018 → £190,000 asking
+17.3%in 8y
- 2018£161,962—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — +£96/mo · £8/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 | 8.73% | +£88 | £78,961 | 13.5% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£659 | £78,961 | -46.6% | Med | Feasible |
| Council lease | 2.99% | -£550 | £78,961 | -40.7% | Low | Feasible |
| ⭐ Refurb & refinance | 8.73% | +£96 | £94,505 | 11.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £223,655 | 2% | Med | Feasible |
| Rent by the room | 11.74% | -£856 | £104,961 | -40.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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
Rent by the room conversion upside
+£76/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 8.73% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,436/yr extra rent
3 → 4 lettable rooms · ~7.7% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 110 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to County Durham adopted standard (6.51/10.22 m²; Durham CC Standards for Shared Houses (Category B)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£620/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 singleuplift 6.15% → 7.72%
Sized to County Durham's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
3× Double @ £620/mo
≈ £1,859/mo gross room income
As-is Rent it out
Monthly profit+£144
Return before costs on price8.73%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£76
+1 room (4 total)
Monthly profit+£265
Return before costs on price15.65%
Cash needed£85,398
Extra rent+£620/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
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
£57,150–£103,440full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
Based on 295 HMO comps within 4.5 km
Comparables
sold within 0.5 miWide · CV 15.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodElemore Hall SchoolNot applicable · Community special school · DH6 1QD
- Not ratedLudworth Primary SchoolPrimary · Community school · DH6 1LZ
- Not ratedPittington Primary SchoolPrimary · Community school · DH6 1AF
- Not ratedSherburn Primary SchoolPrimary · Community school · DH6 1DU
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£16,596
Section 24 credit£0
Annual tax due£368
Post-tax Monthly profit annual£931
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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£10,650
Rates as of Oct 2024
Acquisition costs
£78,961cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£78,961
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
No Onward Chain, a beautifully proportioned modern detached family home, perfectly positioned to enjoy breathtaking open views to the rear across rolling farmland and stretching towards the distant skyline of Newcastle.
This spacious property offers three generously sized double bedrooms, including a stunning master suite with en-suite shower room. The stylish open plan kitchen/diner comes complete with modern sleek fitted units and integrated appliances, ideal for family li…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
DH6 · same beds + typeMedian nearby: £995/mo · 1 of 1 already let-£388 vs our est
- Philip Avenue, Bowburn, DurhamLet3b£995/moMay 2026
Listing metarightmove · Dowen
About this listing
439 days · RightmovePrice history
5-year price trend
Monthly profit
+£88
Cash needed
£79K
Return after costs
1.33%
IRR
1.74%
Listed 439d ago
28, HASTINGS CLOSE, SHERBURN HILL, DURHAM, DH6 1QP
detached · 3 bed · 2 bath
£190,000
est £1,383 · 8.73% gross
EPC B
Priced below market
1 / 17
68/100
Solid
Real 11.74% — fundamentals work.
Priced below market -23% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.73% Return before costs — above-market
11.7% Rent by the room Return before costs — conversion play
Price
£190K
23% below sold comps
Return before costs (best)
11.74%
Rent by the room
Bedrooms
3
2 bath
Energy rating
B
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: £1,324–£1,445/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£88
after mortgage, operating costs & tax
Rent in£1,383/mo gross
£1,330/mo collected · £53/mo lost to voids
Where it goes
£772Mortgage£450Costs
£88/mo left as profit · 7% of rent kept
Mortgage£772
Costs£450
Management£138
Maintenance£100
Insurance£20
CapEx reserve£69
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax£21
Profit+£88
Returns
Return before costs on price8.73%
Cash return on cash1.33%
Gross margin£880
Cash needed£78,961
Monthly profit payback75y 1m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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 | £16,596 | £5,396 | £9,263 | £0 | £368 | £1,569 | £1,569 |
| Year 2 | £17,094 | £5,558 | £9,263 | £0 | £432 | £1,841 | £3,410 |
| Year 3 | £17,607 | £5,725 | £9,263 | £0 | £498 | £2,121 | £5,531 |
| Year 4 | £18,135 | £5,897 | £9,263 | £0 | £565 | £2,411 | £7,942 |
| Year 5 | £18,679 | £6,074 | £9,263 | £0 | £635 | £2,708 | £10,650 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 15.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£247
CGT yr 5£0 · company level
5y net total£10,650
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£78,961
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
No Onward Chain, a beautifully proportioned modern detached family home, perfectly positioned to enjoy breathtaking open views to the rear across rolling farmland and stretching towards the distant skyline of Newcastle.
This spacious property offers three generously sized double bedrooms, including a stunning master suite with en-suite shower room. The stylish open plan kitchen/diner comes complete with modern sleek fitted units and integrated appliances, ideal for family li…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice