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Year 5 disposal
⊞ View all 2
78/ 100
Solid
22.64% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.30% return before costs — above-market
- 22.6% Rent by the room return before costs (net 10.88% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£127/mo
Barely breaks even each month
Price
£110K
No local sold comps to compare
Return · IRR
3.4%/yr
Modest annualised return
Cash to get in
£52K
Deposit + fees + refurb
Return before costs on price · Rent by the room 22.64%5-yr return on cash 22%Rent est. £944 (£755–£1,180)
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
Buy-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: £755–£1,180/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£127
after mortgage, operating costs & tax
Rent in£944/mo gross
£908/mo collected · £36/mo lost to voids
Where it goes
£430Mortgage£321Costs
£127/mo left as profit · 14% of rent kept
Mortgage£430
Costs£321
Management£94
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax£30
Profit+£127
Returns
Return before costs on price10.30%
Cash return on cash2.92%
Gross margin£587
Cash needed£52,461
Monthly profit payback34y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.03
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 | £11,328 | £3,848 | £5,156 | £0 | £442 | £1,882 | £1,882 |
| Year 2 | £11,668 | £3,963 | £5,156 | £0 | £484 | £2,064 | £3,947 |
| Year 3 | £12,018 | £4,082 | £5,156 | £0 | £528 | £2,252 | £6,198 |
| Year 4 | £12,378 | £4,204 | £5,156 | £0 | £573 | £2,445 | £8,643 |
| Year 5 | £12,750 | £4,331 | £5,156 | £0 | £620 | £2,643 | £11,286 |
Disposal gain (gross)-£13,898
CGT£0
Net Disposal proceeds£118,413
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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
Price & sale history324d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£57,000 in 2017 → £110,000 asking
+93.0%in 9y
- 2017£57,000+307.1% in 16y
- 2001£14,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£127/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 | 10.30% | +£127 | £52,461 | 21.5% | Low | Feasible |
| Housing-benefit rent | 8.05% | -£58 | £52,461 | 2.4% | Med | Feasible |
| Council lease | 0.00% | -£604 | £52,461 | -70.3% | Low | Feasible |
| Refurb & refinance | 10.30% | +£127 | £64,005 | 17.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £138,355 | -4% | Med | Feasible |
| Rent by the room | 22.64% | -£366 | £77,100 | -15.0% | — | Feasible |
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
+£364/mo cash flow vs Rent it out if converted to Rent by the room
26.18% Return before costs on price converted vs 10.30% as-is
£110k → 4-bed HMO @ ~£537/room: £2,023 pcm gross, ~£1,161 pcm net (10.9% net on £128k all-in incl. ~£10k works)
high confidence
Unlocks ~£8,300/yr extra rent
3 → 4 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 78 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Newcastle-under-Lyme adopted standard (6.51/11 m²; Newcastle-under-Lyme BC HMO standards - shared houses (council web pages, undated)); adds ~£692/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 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 single
Sized to Newcastle-under-Lyme'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 @ £692/mo
≈ £2,075/mo gross room income
As-is Rent it out
Monthly profit+£108
Return before costs on price10.30%
Cash needed£39,398
If converted to Rent by the room
Monthly profit+£472
Return before costs on price26.18%
Cash needed£55,398
Δ vs Rent it out Monthly profit+£364
+1 room (4 total)
Monthly profit+£687
Return before costs on price30.18%
Cash needed£65,398
Extra rent+£692/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,114–£66,000full refurb + room split
⚠️ Capped at 60% of £110,000 asking (£66,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,193–£12,386
- 1 × bathroom£4,086–£7,490
- Rewire£2,838–£4,967
- Replumb£2,129–£4,258
- Windows£7,096–£12,773
- Paint + decor£4,967–£9,225
- Flooring£7,806–£14,902
Based on 934 HMO comps within 412 m
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSilverdale Primary AcademyPrimary · Academy sponsor led · ST5 6PB
- Not ratedCedars - Newcastle, Moorlands and Darwin BasesNot applicable · Pupil referral unit · ST5 6BX
- Not ratedKnutton St Marys CofE AcademyPrimary · Academy sponsor led · ST5 6EB
- Not ratedSt Luke's CofE (C) Primary SchoolPrimary · Voluntary controlled school · ST5 6QJ
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£11,328
Section 24 credit£0
Annual tax due£442
Post-tax Monthly profit annual£1,446
Exit costs
Projected sale price (5y · 2%/yr growth)£121,449
Capital gain (pre-CGT)£11,449
Sale costs (~2.5%)£3,036
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£11,286
Rates as of Oct 2024
Acquisition costs
£52,461cash neededPurchase price£110,000
Deposit (25%)£27,500
Stamp duty+5% additional-property surcharge£5,500
Refurb£15,111
Legal + survey£1,700
Mortgage fees£2,650
Total cash neededdeposit + costs (loan covers the rest)£52,461
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Charming 3-bed terraced home ideal for first-time buyers or investors. Offers great potential and a welcoming feel, perfect for stepping onto the property ladder or expanding a portfolio.
This spacious three-bedroom end of terrace house combines traditional character with modern fittings and is located in a consistently popular rental area close to Newcastle town centre.
Ground Floor
The property comprises an entrance hallway leading to two well-proportioned reception room…
Listing metarightmove · Butters John Bee
About this listing
324 days · RightmovePrice history
No price history available.
Monthly profit
+£127
Cash needed
£52K
Return after costs
2.92%
IRR
3.37%
Listed 324d ago
3 bedroom end of terrace house for sale
✓ Verified address
terraced · 3 bed · 1 bath · 840 sqft (EPC)
£110,000
est £944 · 10.30% gross
EPC D
78/100
Solid
22.64% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.30% Return before costs — above-market
22.6% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£110K
Return before costs (best)
22.64%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
Buy-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: £755–£1,180/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £27,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £82,500 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£127
after mortgage, operating costs & tax
Rent in£944/mo gross
£908/mo collected · £36/mo lost to voids
Where it goes
£430Mortgage£321Costs
£127/mo left as profit · 14% of rent kept
Mortgage£430
Costs£321
Management£94
Maintenance£50
Insurance£20
CapEx reserve£47
Voids + council tax£5
Ltd co. accounts£104
Tax£30
Profit+£127
Returns
Return before costs on price10.30%
Cash return on cash2.92%
Gross margin£587
Cash needed£52,461
Monthly profit payback34y 4m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.03
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 | £11,328 | £3,848 | £5,156 | £0 | £442 | £1,882 | £1,882 |
| Year 2 | £11,668 | £3,963 | £5,156 | £0 | £484 | £2,064 | £3,947 |
| Year 3 | £12,018 | £4,082 | £5,156 | £0 | £528 | £2,252 | £6,198 |
| Year 4 | £12,378 | £4,204 | £5,156 | £0 | £573 | £2,445 | £8,643 |
| Year 5 | £12,750 | £4,331 | £5,156 | £0 | £620 | £2,643 | £11,286 |
Rent by the room upside
What we verified
4104
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▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,031
Annual rental tax£359
CGT yr 5£0 · company level
5y net total£11,286
Acquisition costs
25% deposit£27,500
Stamp duty£5,500
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£2,650
Cash needed£52,461
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
Charming 3-bed terraced home ideal for first-time buyers or investors. Offers great potential and a welcoming feel, perfect for stepping onto the property ladder or expanding a portfolio.
This spacious three-bedroom end of terrace house combines traditional character with modern fittings and is located in a consistently popular rental area close to Newcastle town centre.
Ground Floor
The property comprises an entrance hallway leading to two well-proportioned reception room…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice