Priced below market -50% 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
Auction lot — bridging-only finance, 28-day completion
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£98/mo
Barely breaks even each month
Price vs market
Below market value
-50% vs 12 sold · interior unseen
Return · IRR
3.1%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £90KCash to buy £42KReturn before costson price11.25%5-yr return on cash 22%Rent est. £844 (£772–£923)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £772–£923/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history246d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£98/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
11.25%
+£98
£41,814
21.6%
Low
Feasible
Housing-benefit rent
6.39%
-£210
£41,814
-23.2%
Med
Feasible
Council lease
0.00%
-£557
£41,814
-81.6%
Low
Feasible
Refurb & refinance
11.25%
+£98
£50,620
17.8%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£111,270
-2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£479
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£430/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 11.25% as-is
As-is Rent it out
Monthly profit+£106
Return before costson price11.25%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costson price32.00%
Cash needed£50,398
Δ vs Rent it outMonthly profit+£430
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£28,680–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,804–£11,609
1 × bathroom£3,829–£7,020
Rewire£2,177–£3,809
Replumb£1,632–£3,265
Windows£5,442–£9,795
Paint + decor£3,809–£7,074
Flooring£5,986–£11,427
Comparables
sold within 0.5 mi
Wide · CV 28.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Hassell Primary School
Primary · Community school · ST5 1LF
Good
Demetae Academy
Not applicable · Other independent school · ST5 1JF
Not rated
Lyme Brook Independent School
Not applicable · Other independent special school · ST5 1JB
Not rated
Newcastle-under-Lyme School
Not applicable · Other independent school · ST5 1DB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,101/yr kept
Annual gross rent£10,128
Section 24 credit£0
Annual tax due£350
Post-tax Monthly profitannual£1,101
Exit costs
£9,015 after CGT
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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 profitafter CGT£9,015
Rates as of Oct 2024
Acquisition costs
£41,814cash needed
Purchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£10,764
Legal + survey£1,700
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£41,814
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For sale by Online Auction - 25th of February 2026.
Discover the charm and potential of Marsh Cottagea unique and characterful two-bedroom home offering generous living space and exciting scope for further enhancement. Situated in a sought-after location close to Newcastle town centre, this deceptively spacious property is perfect for homeowners or investors seeking something with individuality and room to grow.
Description
Discover the charm and potential of Marsh Cottagea…
Marsh Cottage, Victoria Road, Newcastle, Staffordshire, ST5 1BG
semi-detached · 2 bed · 1 bath
£90,000
est £844 · 11.25% gross
Priced below market
1 / 14
85/100
Strong
11.25% — verify the rent + comps locally.
Priced below market -50% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.25% Return before costs — above-market
Price
£90K
50% below sold comps
Return before costs
11.25%
est rent £844/monot enough comparablesRange £772–£923/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £772–£923/mo · n=111
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £67,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£479
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
£10,128
£3,900
£4,388
£0
£350
£1,491
£1,491
Year 2
£10,432
£4,017
£4,388
£0
£385
£1,643
£3,133
Year 3
£10,745
£4,137
£4,388
£0
£422
£1,798
£4,932
Year 4
£11,067
£4,261
£4,388
£0
£459
£1,959
£6,891
Year 5
£11,399
£4,389
£4,388
£0
£498
£2,125
£9,015
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
3307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 mi
Wide · CV 28.1%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£276
CGT yr 5£0 · company level
5y net total£9,015
Acquisition costs
£42K
25% deposit£22,500
Stamp duty£4,500
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£2,350
Cash needed£41,814
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
For sale by Online Auction - 25th of February 2026.
Discover the charm and potential of Marsh Cottagea unique and characterful two-bedroom home offering generous living space and exciting scope for further enhancement. Situated in a sought-after location close to Newcastle town centre, this deceptively spacious property is perfect for homeowners or investors seeking something with individuality and room to grow.
Description
Discover the charm and potential of Marsh Cottagea…