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Year 5 disposal
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36/ 100
Weak
15.10% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.40% return before costs — above-market
- 15.1% Rent by the room return before costs (net 7.62% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£71/mo — mildly negative — equity build may cover
- -0.9% 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
−£71/mo
You top up £71/mo
Price vs market
Above comparable sales
+30% vs 12 sold
Return · IRR
-0.9%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Price £143KReturn before costs on price · Rent by the room 15.10%5-yr return on cash -0%Rent est. £879 (£772–£1,001)
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: £772–£1,001/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £35,625
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £106,875 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
-£71
after mortgage, operating costs & tax
Rent in£879/mo gross
£845/mo collected · £34/mo lost to voids
Where it goes
£579Mortgage£337Costs
Outgoings exceed rent — you top up £71/mo
Mortgage£579
Costs£337
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£71
Returns
Return before costs on price7.40%
Cash return on cash-1.35%
Gross margin£508
Cash needed£63,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £10,548 | £4,045 | £6,947 | £0 | £0 | -£444 | -£444 |
| Year 2 | £10,864 | £4,167 | £6,947 | £0 | £0 | -£249 | -£693 |
| Year 3 | £11,190 | £4,292 | £6,947 | £0 | £0 | -£48 | -£741 |
| Year 4 | £11,526 | £4,420 | £6,947 | £0 | £30 | £129 | -£612 |
| Year 5 | £11,872 | £4,553 | £6,947 | £0 | £71 | £301 | -£311 |
Disposal gain (gross)-£13,388
CGT£0
Net Disposal proceeds£153,398
What we verified
What we verified
60066 ok · 0 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
Conversion approvability
Per-property planning assessment
Uncertain43% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 103 designated areas (~29k properties)
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band 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
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 cohortDH6 1QN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 24.4 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 history173d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£125,000 in 2021 → £142,500 asking
+14.0%in 5y
- 2021£125,000+9.7% in 12y
- 2009£113,995—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — -£64/mo · £7/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.40% | -£71 | £63,049 | -0.5% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£431 | £63,049 | -36.5% | Med | Feasible |
| Council lease | 3.99% | -£324 | £63,049 | -29.3% | Low | Feasible |
| ⭐ Refurb & refinance | 7.40% | -£64 | £76,218 | 0.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £172,830 | -0% | Med | Feasible |
| Rent by the room | 15.10% | -£642 | £93,049 | -32.2% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£416/mo cash flow vs Rent it out if converted to Rent by the room
20.21% Return before costs on price converted vs 7.40% as-is
Room mix (3 lettable rooms)
3× Double @ £598/mo
≈ £1,793/mo gross room income
As-is Rent it out
Monthly profit-£46
Return before costs on price7.40%
Cash needed£47,523
If converted to Rent by the room
Monthly profit+£369
Return before costs on price20.21%
Cash needed£63,523
Δ vs Rent it out Monthly profit+£416
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 43% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£47,308–£85,500full refurb + room split
⚠️ Capped at 60% of £142,500 asking (£85,500). Raw model: £51,300–£92,715. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,134–£16,267
- 1 × bathroom£5,395–£9,890
- Rewire£3,652–£6,391
- Replumb£2,739–£5,478
- Windows£9,130–£16,433
- Paint + decor£7,304–£11,868
- Flooring£10,956–£19,172
Based on 393 HMO comps within 5.2 km
Comparables
sold within 0.5 miWide · CV 40.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodElemore Hall SchoolNot applicable · Community special school · DH6 1QD
- Not ratedLudworth Primary SchoolPrimary · Community school · DH6 1LZ
- Not ratedPittington Primary SchoolPrimary · Community school · DH6 1AF
- Not ratedSherburn Primary SchoolPrimary · Community school · DH6 1DU
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£10,548
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£850
Exit costs
Projected sale price (5y · 2%/yr growth)£157,332
Capital gain (pre-CGT)£14,832
Sale costs (~2.5%)£3,933
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-£311
Rates as of Oct 2024
Acquisition costs
£63,049cash neededPurchase price£142,500
Deposit (25%)£35,625
Stamp duty+5% additional-property surcharge£7,475
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,138
Total cash neededdeposit + costs (loan covers the rest)£63,049
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The Property This well-presented three-bedroom semi-detached home offers a fantastic opportunity for families, first-time buyers or investors alike. Situated in a popular residential area, the property benefits from a generous plot, a private rear garden and ample off-street parking.
The ground floor features a welcoming entrance hall leading into a spacious lounge, ideal for relaxing or entertaining. To the rear, a bright and modern kitchen/diner provides plenty of storage…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
DH6 · same beds + typeMedian nearby: £1,363/mo · 2 of 2 already let+£484 vs our est
- Harle Oval, Bowburn, Durham, DH6 5NZLet3b£925/moMay 2026
- The Old Byre, 2 Grange Farm, Old Cass…Let3b£1,800/moMay 2026
Other deals nearby
DH6 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Purplebricks
About this listing
173 days · RightmovePrice history
5-year price trend
Monthly profit
−£71
Cash needed
£63K
Return after costs
-1.35%
IRR
-0.94%
Listed 173d ago
11, PENNINE VIEW, SHERBURN HILL, DURHAM, DH6 1QN
✓ Verified address
semi-detached · 3 bed · 1 bath · 743 sqft (EPC)
£142,500
est £879 · 7.40% gross
EPC C
1 / 15
36/100
Marginal
15.10% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.40% Return before costs — above-market
15.1% Rent by the room Return before costs — conversion play
Price
£143K
30% above sold comps
Return before costs (best)
15.10%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £772–£1,001/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £35,625
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £106,875 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
-£71
after mortgage, operating costs & tax
Rent in£879/mo gross
£845/mo collected · £34/mo lost to voids
Where it goes
£579Mortgage£337Costs
Outgoings exceed rent — you top up £71/mo
Mortgage£579
Costs£337
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£71
Returns
Return before costs on price7.40%
Cash return on cash-1.35%
Gross margin£508
Cash needed£63,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £10,548 | £4,045 | £6,947 | £0 | £0 | -£444 | -£444 |
| Year 2 | £10,864 | £4,167 | £6,947 | £0 | £0 | -£249 | -£693 |
| Year 3 | £11,190 | £4,292 | £6,947 | £0 | £0 | -£48 | -£741 |
| Year 4 | £11,526 | £4,420 | £6,947 | £0 | £30 | £129 | -£612 |
| Year 5 | £11,872 | £4,553 | £6,947 | £0 | £71 | £301 | -£311 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 40.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,389
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£311
Acquisition costs
25% deposit£35,625
Stamp duty£7,475
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,138
Cash needed£63,049
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
The Property This well-presented three-bedroom semi-detached home offers a fantastic opportunity for families, first-time buyers or investors alike. Situated in a popular residential area, the property benefits from a generous plot, a private rear garden and ample off-street parking.
The ground floor features a welcoming entrance hall leading into a spacious lounge, ideal for relaxing or entertaining. To the rear, a bright and modern kitchen/diner provides plenty of storage…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice