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Year 5 disposal
BMV -24%
⊞ View all 12
85/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£212/mo from completion — the no.1 reason to invest
- 14.34% return before costs — above-market
- Priced below market -24% vs 12 nearby sold (last 12 mo) — instant equity
- 6.6% 5y IRR — strong total return on capital
Why to be cautious
- 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
+£212/mo
Pays you every month, net of costs
Price vs market
Below market value
-24% vs 12 sold · interior unseen
Return · IRR
6.6%/yr
Modest annualised return
Cash left in
£20K
Stays in after refinancing at value
Price £85KCash to buy £41KReturn before costs on price 14.34%5-yr return on cash 41%Rent est. £1,016 (£932–£1,108)
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: £932–£1,108/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£212
after mortgage, operating costs & tax
Rent in£1,016/mo gross
£977/mo collected · £39/mo lost to voids
Where it goes
£345Mortgage£370Costs£212Your profit
£212/mo left as profit · 22% of rent kept
Mortgage£345
Costs£370
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Service charge + ground rent£21
Ltd co. accounts£104
Tax£50
Profit+£212
Returns
Return before costs on price14.34%
Cash return on cash6.27%
Gross margin£607
Cash needed£40,539
Monthly profit payback16y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.83
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 | £12,192 | £4,440 | £4,144 | £0 | £686 | £2,922 | £2,922 |
| Year 2 | £12,558 | £4,573 | £4,144 | £0 | £730 | £3,111 | £6,033 |
| Year 3 | £12,934 | £4,710 | £4,144 | £0 | £775 | £3,306 | £9,339 |
| Year 4 | £13,323 | £4,851 | £4,144 | £0 | £822 | £3,505 | £12,844 |
| Year 5 | £13,722 | £4,997 | £4,144 | £0 | £870 | £3,711 | £16,556 |
Disposal gain (gross)-£10,513
CGT£0
Net Disposal proceeds£91,501
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold106 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
125 yr
Extracted from listing description · verify with solicitor
Tenure & planning106 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 2AX · 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 history66d on marketno cuts yet
Strategy matrix
Rent it out wins — +£212/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 | 14.34% | +£212 | £40,539 | 40.8% | Low | Feasible |
| Housing-benefit rent | 6.76% | -£208 | £40,539 | -23.7% | Med | Feasible |
| Council lease | 0.00% | -£557 | £40,539 | -84.5% | Low | Feasible |
| Refurb & refinance | 14.34% | +£212 | £49,095 | 33.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£212 | £106,320 | -4% | 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
+£317/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 14.34% as-is
As-is Rent it out
Monthly profit+£235
Return before costs on price14.34%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£317
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
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£27,086–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,482–£10,964
- 1 × bathroom£3,617–£6,630
- Rewire£2,056–£3,598
- Replumb£1,542–£3,084
- Windows£5,139–£9,251
- Paint + decor£3,598–£6,681
- Flooring£5,653–£10,793
Comparables
sold within 0.5 miWide · CV 49.1%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
- GoodSt Giles' and St George's Church of England AcademyPrimary · Academy converter · ST5 2NB
- Not ratedNewcastle and Stafford Colleges Group16 plus · Further education · ST5 2GB
- Not ratedBlackfriars AcademyNot applicable · Academy special converter · ST5 2TF
- Not ratedCoppice AcademyNot applicable · Academy special converter · ST5 2EY
- Not ratedEdenhurst Preparatory SchoolNot applicable · Other independent school · ST5 2PU
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£12,192
Section 24 credit£0
Annual tax due£686
Post-tax Monthly profit annual£2,454
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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£16,556
Rates as of Oct 2024
Acquisition costs
£40,539cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£40,539
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bob Gutteridge Estate Agents are pleased to offer to the market this first-floor duplex flat, situated within Newcastle-under-Lyme town centre, providing ease of access to a wide range of local shops, schools, and amenities, whilst also offering excellent road links to the A34. As expected, the property benefits from the modern-day comforts of Upvc double glazing together with gas combination central heating. In brief, the accommodation comprises an entrance hall, fitted kitc…
Floor plans
Nearby active comparables5 deals
Comparable rentals
ST5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Bob Gutteridge
About this listing
66 days · RightmovePrice history
5-year price trend
Monthly profit
+£212
Cash needed
£41K
Return after costs
6.27%
IRR
6.59%
Listed 66d ago
Hart Court, Liverpool Road, Newcastle
flat · 2 bed · 1 bath
£85,000
est £1,016 · 14.34% gross
Leasehold 106yr
Priced below market
1 / 12
85/100
Strong
Real 14.34% — fundamentals work.
Priced below market -24% vs 12 nearby sold (last 12 mo)
Monthly profit +£212/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.34% Return before costs — above-market
Price
£85K
24% below sold comps
Return before costs
14.34%
est rent £1,016/monot enough comparablesRange £932–£1,108/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: £932–£1,108/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£212
after mortgage, operating costs & tax
Rent in£1,016/mo gross
£977/mo collected · £39/mo lost to voids
Where it goes
£345Mortgage£370Costs£212Your profit
£212/mo left as profit · 22% of rent kept
Mortgage£345
Costs£370
Management£102
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£5
Service charge + ground rent£21
Ltd co. accounts£104
Tax£50
Profit+£212
Returns
Return before costs on price14.34%
Cash return on cash6.27%
Gross margin£607
Cash needed£40,539
Monthly profit payback16y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.83
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 | £12,192 | £4,440 | £4,144 | £0 | £686 | £2,922 | £2,922 |
| Year 2 | £12,558 | £4,573 | £4,144 | £0 | £730 | £3,111 | £6,033 |
| Year 3 | £12,934 | £4,710 | £4,144 | £0 | £775 | £3,306 | £9,339 |
| Year 4 | £13,323 | £4,851 | £4,144 | £0 | £822 | £3,505 | £12,844 |
| Year 5 | £13,722 | £4,997 | £4,144 | £0 | £870 | £3,711 | £16,556 |
Rent by the room upside
What we verified
5207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining106 yr
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
Service chargeReduces net yield£237/yr
Ground rentDoubling clauses kill mortgageability£10/yr
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 49.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£597
CGT yr 5£0 · company level
5y net total£16,556
Acquisition costs
25% deposit£21,250
Stamp duty£4,250
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£40,539
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 pleased to offer to the market this first-floor duplex flat, situated within Newcastle-under-Lyme town centre, providing ease of access to a wide range of local shops, schools, and amenities, whilst also offering excellent road links to the A34. As expected, the property benefits from the modern-day comforts of Upvc double glazing together with gas combination central heating. In brief, the accommodation comprises an entrance hall, fitted kitc…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice