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Year 5 disposal
BMV -38%
⊞ View all 20
84/ 100
Strong
25.98% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.69% return before costs — above-market
- 26.0% Rent by the room return before costs (net 12.24% after CapEx + bills) — conversion play
- Priced below market -38% 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
- 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
+£97/mo
Barely breaks even each month
Price vs market
Below market value
-38% vs 12 sold · interior unseen
Return · IRR
2.2%/yr
Modest annualised return
Cash left in
£28K
Stays in after refinancing at value
Price £100KCash to buy £74KReturn before costs on price · Rent by the room 25.98%5-yr return on cash 12%Rent est. £891 (£799–£994)
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: £799–£994/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£)
Capped at 40% of £100,000 asking (£40,000). Raw model: £24,985–£48,950. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£97
after mortgage, operating costs & tax
Rent in£891/mo gross
£857/mo collected · £34/mo lost to voids
Where it goes
£406Mortgage£330Costs
£97/mo left as profit · 11% of rent kept
Mortgage£406
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax£23
Profit+£97
Returns
Return before costs on price10.69%
Cash return on cash1.58%
Gross margin£526
Cash needed£74,200
Monthly profit payback63y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
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 | £10,692 | £3,963 | £4,875 | £0 | £352 | £1,502 | £1,502 |
| Year 2 | £11,013 | £4,082 | £4,875 | £0 | £391 | £1,665 | £3,167 |
| Year 3 | £11,343 | £4,204 | £4,875 | £0 | £430 | £1,834 | £5,001 |
| Year 4 | £11,683 | £4,330 | £4,875 | £0 | £471 | £2,007 | £7,008 |
| Year 5 | £12,034 | £4,460 | £4,875 | £0 | £513 | £2,186 | £9,194 |
Disposal gain (gross)-£39,052
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 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
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand 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
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 cohortST5 7BE · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Manchester · 46.7 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
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
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history184d on marketno cuts yet
Strategy matrix
Rent it out wins — +£97/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 | 10.69% | +£97 | £74,200 | 12.4% | Low | Feasible |
| Housing-benefit rent | 7.12% | -£162 | £74,200 | -7.9% | Med | Feasible |
| Council lease | 0.00% | -£597 | £74,200 | -49.3% | Low | Feasible |
| Refurb & refinance | 10.69% | +£97 | £99,200 | 9.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £166,700 | -27% | Med | Feasible |
| Rent by the room | 25.98% | -£345 | £104,200 | -9.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £593
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
+£399/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 10.69% as-is
Room mix (3 lettable rooms)
3× Double @ £722/mo
≈ £2,165/mo gross room income
As-is Rent it out
Monthly profit+£105
Return before costs on price10.69%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£399
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£31,922–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,630–£11,260
- 1 × bathroom£3,714–£6,809
- Rewire£2,580–£4,516
- Replumb£1,935–£3,871
- Windows£6,451–£11,612
- Paint + decor£4,516–£8,386
- Flooring£7,096–£13,547
Based on 864 HMO comps within 3.1 km
Comparables
sold within 0.5 miWide · CV 75.4%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
- GoodChesterton Primary SchoolPrimary · Academy converter · ST5 7NT
- GoodCrackley Bank Primary SchoolPrimary · Academy converter · ST5 7BE
- GoodChesterton Community Sports CollegeSecondary · Academy converter · ST5 7LP
- Not ratedChurchfields Primary SchoolPrimary · Academy sponsor led · ST5 7HY
- Not ratedSt Chad's CofE (C) Primary SchoolPrimary · Voluntary controlled school · ST5 7AB
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£10,692
Section 24 credit£0
Annual tax due£352
Post-tax Monthly profit annual£1,091
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£9,194
Rates as of Oct 2024
Acquisition costs
£74,200cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£40,000
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£74,200
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Wonderful opportunity to own a family home in the popular area of Chesterton, Newcastle. Offering three bedrooms, excellent proportions and a delightful garden, this property must be viewed to be appreciated.
The accommodation briefly comprises of: hall, lounge and kitchen/dining room downstairs. While upstairs there are 2 double bedrooms, a good sized single third bedroom and a family bathroom. Outside there are front and rear gardens with mature trees and boarders.
Set in…
Floor plans
Nearby active comparables5 deals
Comparable rentals
ST5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Leaders Sales
About this listing
184 days · RightmovePrice history
5-year price trend
Monthly profit
+£97
Cash needed
£74K
Return after costs
1.58%
IRR
2.23%
Listed 184d ago
Blackthorn Place, Newcastle
house · 3 bed · 1 bath
£100,000
est £891 · 10.69% gross
EPC D
Priced below market
1 / 20
84/100
Strong
25.98% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -38% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.69% Return before costs — above-market
26.0% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£100K
38% below sold comps
Return before costs (best)
25.98%
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
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: £799–£994/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£)
Capped at 40% of £100,000 asking (£40,000). Raw model: £24,985–£48,950. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
+£97
after mortgage, operating costs & tax
Rent in£891/mo gross
£857/mo collected · £34/mo lost to voids
Where it goes
£406Mortgage£330Costs
£97/mo left as profit · 11% of rent kept
Mortgage£406
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£5
Ltd co. accounts£104
Tax£23
Profit+£97
Returns
Return before costs on price10.69%
Cash return on cash1.58%
Gross margin£526
Cash needed£74,200
Monthly profit payback63y 6m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.11
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £593
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 | £10,692 | £3,963 | £4,875 | £0 | £352 | £1,502 | £1,502 |
| Year 2 | £11,013 | £4,082 | £4,875 | £0 | £391 | £1,665 | £3,167 |
| Year 3 | £11,343 | £4,204 | £4,875 | £0 | £430 | £1,834 | £5,001 |
| Year 4 | £11,683 | £4,330 | £4,875 | £0 | £471 | £2,007 | £7,008 |
| Year 5 | £12,034 | £4,460 | £4,875 | £0 | £513 | £2,186 | £9,194 |
Rent by the room upside
What we verified
5106
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 · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 75.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£274
CGT yr 5£0 · company level
5y net total£9,194
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£40,000
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£74,200
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
Wonderful opportunity to own a family home in the popular area of Chesterton, Newcastle. Offering three bedrooms, excellent proportions and a delightful garden, this property must be viewed to be appreciated.
The accommodation briefly comprises of: hall, lounge and kitchen/dining room downstairs. While upstairs there are 2 double bedrooms, a good sized single third bedroom and a family bathroom. Outside there are front and rear gardens with mature trees and boarders.
Set in…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice