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Year 5 disposal
BMV -31%
⊞ View all 21
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Priced below market -31% vs 12 nearby sold (last 12 mo) — instant equity
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£1,217/mo — heavily negative — needs monthly capital injection
- 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
−£1K/mo
You top up £1K/mo
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
—
Not modelled
Cash left in
£12K
Stays in after refinancing at value
Price £75KCash to buy £37K5-yr return on cash -204%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 £56,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,217
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£305Mortgage£912Costs
Outgoings exceed rent — you top up £1,217/mo
Mortgage£305
Costs£912
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£713
Ltd co. accounts£104
Tax—
Shortfall−£1,217
Returns
Return before costs on price0.00%
Cash return on cash-39.06%
Gross margin-£912
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £0 | £10,948 | £3,656 | £0 | £0 | -£14,604 | -£14,604 |
| Year 2 | £0 | £11,276 | £3,656 | £0 | £0 | -£14,932 | -£29,536 |
| Year 3 | £0 | £11,614 | £3,656 | £0 | £0 | -£15,270 | -£44,806 |
| Year 4 | £0 | £11,963 | £3,656 | £0 | £0 | -£15,619 | -£60,425 |
| Year 5 | £0 | £12,322 | £3,656 | £0 | £0 | -£15,978 | -£76,403 |
Disposal gain (gross)-£10,778
CGT£0
Net Disposal proceeds£80,736
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortST5 0HZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 48.3 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 · 1-bath · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 history207d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£82,000 in 2022 → £75,000 asking
-8.5%in 4y
- 2022£82,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Housing-benefit rent wins — -£864/mo · £344/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£1,217 | £37,389 | -204.3% | Low | Feasible |
| ⭐ Housing-benefit rent | 7.66% | -£864 | £37,389 | -138.0% | Med | Feasible |
| Council lease | 0.00% | -£1,209 | £37,389 | -203.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,217 | £45,445 | -168.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£904 | £95,820 | -10% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£1,079/mo cash flow vs Rent it out if converted to Rent by the room
38.40% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£496
Return before costs on price0.00%
Cash needed£30,648
If converted to Rent by the room
Monthly profit+£583
Return before costs on price38.40%
Cash needed£46,648
Δ vs Rent it out Monthly profit+£1,079
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
£23,900–£45,000full refurb + room split
⚠️ Capped at 60% of £75,000 asking (£45,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,837–£9,674
- 1 × bathroom£3,191–£5,850
- Rewire£1,814–£3,174
- Replumb£1,360–£2,721
- Windows£4,535–£8,162
- Paint + decor£3,174–£5,895
- Flooring£4,988–£9,523
Comparables
sold within 0.5 miWide · CV 22.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodEllison Primary AcademyPrimary · Academy converter · ST5 0BL
- GoodMay Bank Infants' SchoolPrimary · Community school · ST5 0PT
- Not ratedKaleidoscope SchoolNot applicable · Other independent special school · ST5 0EZ
- Not ratedOaklands Nursery SchoolNursery · Local authority nursery school · ST5 0EX
- Not ratedSt Margaret's CofE (VC) Junior SchoolPrimary · Voluntary controlled school · ST5 0HU
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£14,604
Exit costs
Projected sale price (5y · 2%/yr growth)£82,806
Capital gain (pre-CGT)£7,806
Sale costs (~2.5%)£2,070
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-£76,403
Rates as of Oct 2024
Acquisition costs
£37,389cash neededPurchase price£75,000
Deposit (25%)£18,750
Stamp duty+5% additional-property surcharge£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,125
Total cash neededdeposit + costs (loan covers the rest)£37,389
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PRICED TO SELL!
Heywoods Estate Agents are pleased to present to the market this well appointed and beautifully maintained retirement apartment located within the highly regarded Adlington House development in the heart of Wolstanton, ideally positioned for easy access to a wide range of local amenities, shops and transport links.
Designed exclusively for the over 55’s, the development promotes independent living with the added reassurance of 24 hour on site care and suppor…
Floor plans
Listing metarightmove · Heywoods
About this listing
207 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,217
Cash needed
£37K
Return after costs
-39.06%
IRR
—
Listed 207d ago
ADLINGTON HOUSE APARTMENT 61, HIGH STREET, WOLSTANTON, NEWCASTLE, ST5 0HZ
flat · 2 bed · 1 bath
£75,000
Chain freeEPC C
Priced below market
1 / 21
0/100
Marginal
No rent data — verify locally before offering.
Priced below market -31% vs 12 nearby sold (last 12 mo)
Chain free
Price
£75K
31% below sold comps
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £18,750
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 £56,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£1,217
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£305Mortgage£912Costs
Outgoings exceed rent — you top up £1,217/mo
Mortgage£305
Costs£912
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£713
Ltd co. accounts£104
Tax—
Shortfall−£1,217
Returns
Return before costs on price0.00%
Cash return on cash-39.06%
Gross margin-£912
Cash needed£37,389
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- 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 | £0 | £10,948 | £3,656 | £0 | £0 | -£14,604 | -£14,604 |
| Year 2 | £0 | £11,276 | £3,656 | £0 | £0 | -£14,932 | -£29,536 |
| Year 3 | £0 | £11,614 | £3,656 | £0 | £0 | -£15,270 | -£44,806 |
| Year 4 | £0 | £11,963 | £3,656 | £0 | £0 | -£15,619 | -£60,425 |
| Year 5 | £0 | £12,322 | £3,656 | £0 | £0 | -£15,978 | -£76,403 |
Rent by the room upside
What we verified
3406
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▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£8,256/yr
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 22.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£731
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£76,403
Acquisition costs
25% deposit£18,750
Stamp duty£3,750
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,125
Cash needed£37,389
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
PRICED TO SELL!
Heywoods Estate Agents are pleased to present to the market this well appointed and beautifully maintained retirement apartment located within the highly regarded Adlington House development in the heart of Wolstanton, ideally positioned for easy access to a wide range of local amenities, shops and transport links.
Designed exclusively for the over 55’s, the development promotes independent living with the added reassurance of 24 hour on site care and suppor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice