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Year 5 disposal
BMV -53%
⊞ View all 15
84/ 100
Strong
15.45% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 15.45% return before costs — above-market
- Priced below market -53% vs 12 nearby sold (last 12 mo) — instant equity
- 7.0% 5y IRR — strong total return on capital
- 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
+£191/mo
Barely breaks even each month
Price vs market
Below market value
-53% vs 12 sold · interior unseen
Return · IRR
7.0%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £65KCash to buy £34KReturn before costs on price 15.45%5-yr return on cash 43%Rent est. £837 (£768–£912)
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: £768–£912/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £48,750 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
+£191
after mortgage, operating costs & tax
Rent in£837/mo gross
£805/mo collected · £32/mo lost to voids
Where it goes
£264Mortgage£305Costs£191Your profit
£191/mo left as profit · 24% of rent kept
Mortgage£264
Costs£305
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax£45
Profit+£191
Returns
Return before costs on price15.45%
Cash return on cash6.75%
Gross margin£500
Cash needed£33,939
Monthly profit payback14y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.05
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 | £10,044 | £3,662 | £3,169 | £0 | £611 | £2,603 | £2,603 |
| Year 2 | £10,345 | £3,771 | £3,169 | £0 | £647 | £2,758 | £5,361 |
| Year 3 | £10,656 | £3,885 | £3,169 | £0 | £684 | £2,918 | £8,279 |
| Year 4 | £10,975 | £4,001 | £3,169 | £0 | £723 | £3,082 | £11,362 |
| Year 5 | £11,305 | £4,121 | £3,169 | £0 | £763 | £3,252 | £14,613 |
Disposal gain (gross)-£10,743
CGT£0
Net Disposal proceeds£69,971
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 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 cohortST5 6LR · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 50.3 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 history206d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£20,000 in 2001 → £65,000 asking
+225.0%in 25y
- 2001£20,000+100.0% in 3y
- 1998£10,000—
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 — +£191/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 | 15.45% | +£191 | £33,939 | 43.1% | Low | Feasible |
| Housing-benefit rent | 8.84% | -£88 | £33,939 | -6.8% | Med | Feasible |
| Council lease | 0.00% | -£438 | £33,939 | -79.4% | Low | Feasible |
| Refurb & refinance | 15.45% | +£191 | £41,495 | 35.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £85,020 | -8% | 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
+£434/mo cash flow vs Rent it out if converted to Rent by the room
44.31% Return before costs on price converted vs 15.45% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
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 4 habitable rooms (2 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 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)); 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.
2 → 3 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.
As-is Rent it out
Monthly profit+£180
Return before costs on price15.45%
Cash needed£28,148
If converted to Rent by the room
Monthly profit+£615
Return before costs on price44.31%
Cash needed£44,148
Δ vs Rent it out Monthly profit+£434
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
£39,000
Range: £33,150 – £44,850
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£20,713–£39,000full refurb + room split
⚠️ Capped at 60% of £65,000 asking (£39,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,192–£8,384
- 1 × bathroom£2,766–£5,070
- Rewire£1,572–£2,751
- Replumb£1,179–£2,358
- Windows£3,930–£7,074
- Paint + decor£2,751–£5,109
- Flooring£4,323–£8,253
Comparables
sold within 0.5 miWide · CV 19.3%Med confidence
Loading nearby sold…
Location & area intelligence
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
- 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£10,044
Section 24 credit£0
Annual tax due£611
Post-tax Monthly profit annual£2,216
Exit costs
Projected sale price (5y · 2%/yr growth)£71,765
Capital gain (pre-CGT)£6,765
Sale costs (~2.5%)£1,794
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£14,613
Rates as of Oct 2024
Acquisition costs
£33,939cash neededPurchase price£65,000
Deposit (25%)£16,250
Stamp duty+5% additional-property surcharge£3,250
Refurb£10,764
Legal + survey£1,700
Mortgage fees£1,975
Total cash neededdeposit + costs (loan covers the rest)£33,939
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Live stream auction on 14TH APRIL 2026 6:30PM START. You Need to Register to bid: auctionhammermidlands.co.uk
Viewings listed below are pre booked, there is no need to book prior to attending 09:30 - 10:00 March 20th & 26th April 9th
Bidding will be available by either online bidding, telephone or proxy If you wish to bid, please register on line via the Auction Hammer website auctionhammermidlands.co.uk using the Register to Bid tab. An ideal opportunity for a buy to l…
Floor plans
Nearby active comparables5 deals
Comparable rentals
ST5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · AUCTION HAMMER MIDLANDS
About this listing
206 days · RightmovePrice history
5-year price trend
Monthly profit
+£191
Cash needed
£34K
Return after costs
6.75%
IRR
7.00%
Listed 206d ago
129, HIGH STREET, SILVERDALE, NEWCASTLE, ST5 6LR
✓ Verified address
terraced · 2 bed · 1 bath
£65,000
est £837 · 15.45% gross
Priced below market
1 / 15
84/100
Strong
15.45% — verify the rent + comps locally.
Priced below market -53% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.45% Return before costs — above-market
Price
£65K
53% below sold comps
Return before costs
15.45%
est rent £837/monot enough comparablesRange £768–£912/mo (Q1–Q3)
Bedrooms
2
1 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: £768–£912/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £16,250
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 (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £48,750 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
+£191
after mortgage, operating costs & tax
Rent in£837/mo gross
£805/mo collected · £32/mo lost to voids
Where it goes
£264Mortgage£305Costs£191Your profit
£191/mo left as profit · 24% of rent kept
Mortgage£264
Costs£305
Management£84
Maintenance£50
Insurance£20
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax£45
Profit+£191
Returns
Return before costs on price15.45%
Cash return on cash6.75%
Gross margin£500
Cash needed£33,939
Monthly profit payback14y 10m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress3.05
Rent-covers-mortgage check PASS · stress 6.5% (target 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 | £10,044 | £3,662 | £3,169 | £0 | £611 | £2,603 | £2,603 |
| Year 2 | £10,345 | £3,771 | £3,169 | £0 | £647 | £2,758 | £5,361 |
| Year 3 | £10,656 | £3,885 | £3,169 | £0 | £684 | £2,918 | £8,279 |
| Year 4 | £10,975 | £4,001 | £3,169 | £0 | £723 | £3,082 | £11,362 |
| Year 5 | £11,305 | £4,121 | £3,169 | £0 | £763 | £3,252 | £14,613 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
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 19.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£634
Annual rental tax£537
CGT yr 5£0 · company level
5y net total£14,613
Acquisition costs
25% deposit£16,250
Stamp duty£3,250
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£1,975
Cash needed£33,939
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
Live stream auction on 14TH APRIL 2026 6:30PM START. You Need to Register to bid: auctionhammermidlands.co.uk
Viewings listed below are pre booked, there is no need to book prior to attending 09:30 - 10:00 March 20th & 26th April 9th
Bidding will be available by either online bidding, telephone or proxy If you wish to bid, please register on line via the Auction Hammer website auctionhammermidlands.co.uk using the Register to Bid tab. An ideal opportunity for a buy to l…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice