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Year 5 disposal
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6/ 100
Weak
6.57% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- 1.20% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£1,721/mo — heavily negative — needs monthly capital injection
- -12.5% 5y IRR — capital outlay disproportionate to returns
- 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
−£2K/mo
You top up £2K/mo
Price vs market
Above comparable sales
+70% vs 12 sold
Return · IRR
-12.5%/yr
Loses money over 5 years
Cash to get in
£181K
Deposit + fees + refurb
Price £450KReturn before costs on price · Rent by the room 6.57%5-yr return on cash -56%Rent est. £449 (£382–£528)
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: £382–£528/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,721
after mortgage, operating costs & tax
Rent in£449/mo gross
£432/mo collected · £17/mo lost to voids
Where it goes
£1,828Mortgage
Outgoings exceed rent — you top up £1,721/mo
Mortgage£1,828
Costs£324
Management£45
Maintenance£100
Insurance£40
CapEx reserve£22
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£1,721
Returns
Return before costs on price1.20%
Cash return on cash-11.40%
Gross margin£107
Cash needed£181,205
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.24
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 | £5,388 | £3,892 | £21,938 | £0 | £0 | -£20,441 | -£20,441 |
| Year 2 | £5,550 | £4,008 | £21,938 | £0 | £0 | -£20,396 | -£40,838 |
| Year 3 | £5,716 | £4,129 | £21,938 | £0 | £0 | -£20,350 | -£61,188 |
| Year 4 | £5,888 | £4,253 | £21,938 | £0 | £0 | -£20,302 | -£81,490 |
| Year 5 | £6,064 | £4,380 | £21,938 | £0 | £0 | -£20,253 | -£101,743 |
Disposal gain (gross)-£26,540
CGT£0
Net Disposal proceeds£484,415
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
Likely approvable64% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (16 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortTS7 8EN · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Northumbria · 55.8 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 3-bath · 1350 sqft
£38k–£74k
£ per sqft
building cost only
£28–£55
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history203d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£344,995 in 2020 → £450,000 asking
+30.4%in 6y
- 2020£344,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — -£150/mo · £1,541/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 | 1.20% | -£1,721 | £181,205 | -56.1% | Low | Feasible |
| Housing-benefit rent | 1.20% | -£1,760 | £181,205 | -56.9% | Med | Feasible |
| Council lease | 1.20% | -£1,691 | £181,205 | -55.7% | Low | Feasible |
| Refurb & refinance | 1.20% | -£1,721 | £213,227 | -47.7% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 9.16% | -£150 | £181,205 | -1.4% | High | Feasible |
| Buy, improve & sell | 0.00% | -£244 | £520,477 | 4% | Med | Feasible |
| Rent by the room | 6.57% | -£2,055 | £223,205 | -50.1% | — | Feasible |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Local lettings demandby strategyLive area data
Short-stay let85% occupancy
£133/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£851/mo cash flow vs Rent it out if converted to Rent by the room
6.40% Return before costs on price converted vs 1.20% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£11,818/yr extra rent
5 → 7 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 7 habitable rooms (5 beds + 2 reception(s)) in 205 m²; open-plan kitchen/diner serves as the communal living space, so all 2 convertible room(s) become bedrooms → up to 7 lettable rooms (1 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Middlesbrough adopted standard (6.51/10.22 m²; Middlesbrough Council Guide to HMO Standards (Jul 2024)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 8 rooms (ceiling, subject to windows/layout/planning); adds ~£985/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England); 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.
5 → 7 bed HMO+1 double, +1 single
7-bed
HMO licence7+ = planning required
Sized to Middlesbrough'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 (5 lettable rooms)
3× Double @ £529/mo1× Single @ £397/mo1× En-suite @ £479/mo
≈ £2,462/mo gross room income
As-is Rent it out
Monthly profit-£1,596
Return before costs on price1.20%
Cash needed£124,398
If converted to Rent by the room
Monthly profit-£745
Return before costs on price6.40%
Cash needed£140,398
Δ vs Rent it out Monthly profit+£851
+2 rooms (7 total)
Monthly profit+£10
Return before costs on price9.19%
Cash needed£160,398
Extra rent+£985/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (16 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£76,320–£137,565full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 3 × bathroom£17,550–£32,175
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£10,800–£17,550
- Flooring£16,200–£28,350
Based on 1366 HMO comps within 6.2 km
Comparables
sold within 0.5 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Middlesbrough City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedCaptain Cook Primary SchoolPrimary · Academy converter · TS7 8DU
- Not ratedLingfield Primary SchoolPrimary · Academy converter · TS7 8LP
- Not ratedMarton Manor Primary SchoolPrimary · Academy converter · TS7 8RH
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£5,388
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£20,648
Exit costs
Projected sale price (5y · 2%/yr growth)£496,836
Capital gain (pre-CGT)£46,836
Sale costs (~2.5%)£12,421
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-£101,743
Rates as of Oct 2024
Acquisition costs
£181,205cash neededPurchase price£450,000
Deposit (25%)£112,500
Stamp duty+5% additional-property surcharge£35,000
Refurb£23,805
Legal + survey£2,150
Mortgage fees£7,750
Total cash neededdeposit + costs (loan covers the rest)£181,205
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Built by Avant to the impressive 'Kirkham' design, and positioned on a favourable corner plot, this handsome, five bedroom property delivers impressive and stylish living space, certainly deserving of early inspection.
The stunning open-plan kitchen/dining/living space across the rear feel like the 'hub' of the home, with a fabulous kitchen range, island, Integrated Fridge freezer & dishwasher, two Neff Slide & Hide ovens and an AEG 5 ring gas hob and feature bi-fold doors o…
Floor plans
Listing metarightmove · Smith & Friends Estate Agents
About this listing
203 days · RightmovePrice history
5-year price trend
Monthly profit
−£1,721
Cash needed
£181K
Return after costs
-11.40%
IRR
-12.55%
Listed 203d ago
36, BEAU GARDENS, MARTON IN CLEVELAND, MIDDLESBROUGH, TS7 8EN
detached · 5 bed · 3 bath
£450,000
est £449 · 1.20% gross
1 / 22
6/100
Marginal
6.57% — verify the rent + comps locally.
1.20% Return before costs — around the area average for this property type.
Monthly profit −£1,721/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£450K
70% above sold comps
Return before costs (best)
6.57%
Rent by the room
Bedrooms
5
3 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: £382–£528/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £112,500
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £337,500 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 £400K+
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£1,721
after mortgage, operating costs & tax
Rent in£449/mo gross
£432/mo collected · £17/mo lost to voids
Where it goes
£1,828Mortgage
Outgoings exceed rent — you top up £1,721/mo
Mortgage£1,828
Costs£324
Management£45
Maintenance£100
Insurance£40
CapEx reserve£22
Voids + council tax£13
Ltd co. accounts£104
Tax—
Shortfall−£1,721
Returns
Return before costs on price1.20%
Cash return on cash-11.40%
Gross margin£107
Cash needed£181,205
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.24
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £748/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £748
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £5,388 | £3,892 | £21,938 | £0 | £0 | -£20,441 | -£20,441 |
| Year 2 | £5,550 | £4,008 | £21,938 | £0 | £0 | -£20,396 | -£40,838 |
| Year 3 | £5,716 | £4,129 | £21,938 | £0 | £0 | -£20,350 | -£61,188 |
| Year 4 | £5,888 | £4,253 | £21,938 | £0 | £0 | -£20,302 | -£81,490 |
| Year 5 | £6,064 | £4,380 | £21,938 | £0 | £0 | -£20,253 | -£101,743 |
Rent by the room upside
What we verified
5007
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 32.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£4,388
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£101,743
Acquisition costs
25% deposit£112,500
Stamp duty£35,000
Refurb£23,805
Legal + survey£2,150
Mortgage + broker£7,750
Cash needed£181,205
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
Built by Avant to the impressive 'Kirkham' design, and positioned on a favourable corner plot, this handsome, five bedroom property delivers impressive and stylish living space, certainly deserving of early inspection.
The stunning open-plan kitchen/dining/living space across the rear feel like the 'hub' of the home, with a fabulous kitchen range, island, Integrated Fridge freezer & dishwasher, two Neff Slide & Hide ovens and an AEG 5 ring gas hob and feature bi-fold doors o…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice