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Year 5 disposal
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16/ 100
Weak
8.59% Rent by the room return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£419/mo — significantly negative — real recurring drain
- -5.5% 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.
- 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
−£419/mo
You top up £419/mo
Price vs market
Above comparable sales
+72% vs 12 sold
Return · IRR
-5.5%/yr
Loses money over 5 years
Cash to get in
£91K
Deposit + fees + refurb
Price £225KReturn before costs on price · Rent by the room 8.59%5-yr return on cash -23%Rent est. £841 (£797–£887)
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: £797–£887/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£419
after mortgage, operating costs & tax
Rent in£841/mo gross
£809/mo collected · £32/mo lost to voids
Where it goes
£914Mortgage£314Costs
Outgoings exceed rent — you top up £419/mo
Mortgage£914
Costs£314
Management£84
Maintenance£50
Insurance£28
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£419
Returns
Return before costs on price4.49%
Cash return on cash-5.55%
Gross margin£495
Cash needed£90,686
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
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 | £10,092 | £3,765 | £10,969 | £0 | £0 | -£4,642 | -£4,642 |
| Year 2 | £10,395 | £3,878 | £10,969 | £0 | £0 | -£4,452 | -£9,093 |
| Year 3 | £10,707 | £3,994 | £10,969 | £0 | £0 | -£4,256 | -£13,350 |
| Year 4 | £11,028 | £4,114 | £10,969 | £0 | £0 | -£4,055 | -£17,404 |
| Year 5 | £11,359 | £4,237 | £10,969 | £0 | £0 | -£3,847 | -£21,252 |
Disposal gain (gross)-£12,853
CGT£0
Net Disposal proceeds£242,208
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
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 cohortST5 8DN · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Manchester · 48.4 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 · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 history162d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£168,000 in 2018 → £225,000 asking
+33.9%in 8y
- 2018£168,000+73.2% in 12y
- 2006£97,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£476/mo · £895/mo ahead of Rent it out (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.49% | -£419 | £90,686 | -23.4% | Low | Feasible |
| Housing-benefit rent | 3.16% | -£660 | £90,686 | -39.5% | Med | Feasible |
| Council lease | 0.00% | -£1,096 | £90,686 | -73.3% | Low | Feasible |
| Refurb & refinance | 4.49% | -£419 | £107,980 | -19.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £261,105 | 3% | Med | Feasible |
| ⭐ Rent by the room | 5.86% * | +£476 | £87,250 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
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
+£508/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 4.49% as-is
£225k → 5-bed HMO @ ~£451/room: £2,176 pcm gross, ~£1,250 pcm net (5.9% net on £256k all-in incl. ~£15k works); GDV ~£176k → refinance releases ~£-36k (~£124k left in)
medium confidence
Unlocks ~£12,880/yr extra rent
3 → 5 lettable rooms · ~6.8% gross at max
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 6 habitable rooms (3 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 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)); adds ~£1,073/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles5.86% net on cost6.55% cash-on-cashuplift 3.04% → 6.78%
💷 Refinance could release ~-£36,430
HMO licence
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.
Room mix (3 lettable rooms)
2× Double @ £585/mo1× Single @ £440/mo
≈ £1,610/mo gross room income
As-is Rent it out
Monthly profit-£399
Return before costs on price4.49%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit+£508
+2 rooms (5 total)
Monthly profit+£274
Return before costs on price14.31%
Cash needed£104,148
Extra rent+£1,073/mo
Show conversion detail
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£60,390–£112,980full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 3560 HMO comps within 5.1 km
Comparables
sold within 0.5 miWide · CV 21.0%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Requires improvementBursley AcademyPrimary · Academy converter · ST5 8JQ
- Not ratedSun Academy BradwellPrimary · Academy converter · ST5 8JN
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£10,092
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,030
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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-£21,252
Rates as of Oct 2024
Acquisition costs
£90,686cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£90,686
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bob Gutteridge Estate Agents are proud to present this desirable residence, occupying a prime plot within the highly sought-after location of Wolstanton.
Perfectly positioned for ease of access to local shops, well-regarded schools and excellent amenities, whilst being just a short distance from Wolstanton Marsh, this beautifully appointed home offers the perfect balance of convenience and lifestyle.
This elegant property effortlessly combines period charm with contemporary…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
ST5 · same beds + typeMedian nearby: £895/mo · 1 of 1 already let+£54 vs our est
- London Road, Chesterton, Newcastle, S…Let3b£895/moMay 2026
Listing metarightmove · Bob Gutteridge
About this listing
162 days · RightmovePrice history
5-year price trend
Monthly profit
−£419
Cash needed
£91K
Return after costs
-5.55%
IRR
-5.47%
Listed 162d ago
28, PARK AVENUE WEST, NEWCASTLE, ST5 8DN
✓ Verified address
terraced · 3 bed · 3 bath
£225,000
est £841 · 4.49% gross
1 / 37
16/100
Marginal
8.59% — verify the rent + comps locally.
4.49% Return before costs — around the area average for this property type.
Monthly profit −£419/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£225K
72% above sold comps
Return before costs (best)
8.59%
Rent by the room
Bedrooms
3
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: £797–£887/mo · n=18
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£419
after mortgage, operating costs & tax
Rent in£841/mo gross
£809/mo collected · £32/mo lost to voids
Where it goes
£914Mortgage£314Costs
Outgoings exceed rent — you top up £419/mo
Mortgage£914
Costs£314
Management£84
Maintenance£50
Insurance£28
CapEx reserve£42
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£419
Returns
Return before costs on price4.49%
Cash return on cash-5.55%
Gross margin£495
Cash needed£90,686
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.88
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,092 | £3,765 | £10,969 | £0 | £0 | -£4,642 | -£4,642 |
| Year 2 | £10,395 | £3,878 | £10,969 | £0 | £0 | -£4,452 | -£9,093 |
| Year 3 | £10,707 | £3,994 | £10,969 | £0 | £0 | -£4,256 | -£13,350 |
| Year 4 | £11,028 | £4,114 | £10,969 | £0 | £0 | -£4,055 | -£17,404 |
| Year 5 | £11,359 | £4,237 | £10,969 | £0 | £0 | -£3,847 | -£21,252 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 21.0%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,194
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,252
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£90,686
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
Bob Gutteridge Estate Agents are proud to present this desirable residence, occupying a prime plot within the highly sought-after location of Wolstanton.
Perfectly positioned for ease of access to local shops, well-regarded schools and excellent amenities, whilst being just a short distance from Wolstanton Marsh, this beautifully appointed home offers the perfect balance of convenience and lifestyle.
This elegant property effortlessly combines period charm with contemporary…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice