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Year 5 disposal
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34/ 100
Weak
14.57% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- 7.46% return before costs — above-market
- 14.6% Rent by the room return before costs (net 7.35% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£57/mo — mildly negative — equity build may cover
- -0.7% 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
−£57/mo
You top up £57/mo
Price
£143K
No local sold comps to compare
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash to get in
£63K
Deposit + fees + refurb
Return before costs on price · Rent by the room 14.57%5-yr return on cash 1%Rent est. £886 (£775–£1,013)
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: £775–£1,013/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
-£57
after mortgage, operating costs & tax
Rent in£886/mo gross
£852/mo collected · £34/mo lost to voids
Where it goes
£579Mortgage£330Costs
Outgoings exceed rent — you top up £57/mo
Mortgage£579
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£57
Returns
Return before costs on price7.46%
Cash return on cash-1.08%
Gross margin£522
Cash needed£63,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
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 | £10,632 | £3,957 | £6,947 | £0 | £0 | -£272 | -£272 |
| Year 2 | £10,951 | £4,076 | £6,947 | £0 | £0 | -£71 | -£343 |
| Year 3 | £11,279 | £4,198 | £6,947 | £0 | £26 | £109 | -£234 |
| Year 4 | £11,618 | £4,324 | £6,947 | £0 | £66 | £281 | £47 |
| Year 5 | £11,966 | £4,453 | £6,947 | £0 | £108 | £458 | £505 |
Disposal gain (gross)-£13,388
CGT£0
Net Disposal proceeds£153,398
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 cohortDH6 · 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 history88d on marketno cuts yet
Strategy matrix
Rent it out wins — -£57/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 | 7.46% | -£57 | £63,049 | 0.8% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£424 | £63,049 | -35.8% | Med | Feasible |
| Council lease | 0.00% | -£770 | £63,049 | -74.4% | Low | Feasible |
| Refurb & refinance | 7.46% | -£57 | £76,218 | 0.7% | 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 | 14.57% | -£659 | £93,049 | -33.6% | — | Feasible |
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
+£410/mo cash flow vs Rent it out if converted to Rent by the room
20.21% Return before costs on price converted vs 7.46% as-is
Room mix (3 lettable rooms)
3× Double @ £577/mo
≈ £1,730/mo gross room income
As-is Rent it out
Monthly profit-£41
Return before costs on price7.46%
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+£410
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£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 385 HMO comps within 5.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,632
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£681
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£505
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 · onthemarket
Description& agent copyOnTheMarket
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+£477 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 metaonthemarket · Purplebricks - Covering Durham
About this listing
88 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£57
Cash needed
£63K
Return after costs
-1.08%
IRR
-0.66%
Listed 88d ago
Pennine View, Durham, DH6, Durham, DH6
semi-detached · 3 bed · 1 bath
£142,500
est £886 · 7.46% gross
1 / 5
34/100
Marginal
14.57% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.46% Return before costs — above-market
14.6% Rent by the room Return before costs — conversion play
Price
£143K
Return before costs (best)
14.57%
Rent by the room
Bedrooms
3
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: £775–£1,013/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
-£57
after mortgage, operating costs & tax
Rent in£886/mo gross
£852/mo collected · £34/mo lost to voids
Where it goes
£579Mortgage£330Costs
Outgoings exceed rent — you top up £57/mo
Mortgage£579
Costs£330
Management£89
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£57
Returns
Return before costs on price7.46%
Cash return on cash-1.08%
Gross margin£522
Cash needed£63,049
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
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 | £10,632 | £3,957 | £6,947 | £0 | £0 | -£272 | -£272 |
| Year 2 | £10,951 | £4,076 | £6,947 | £0 | £0 | -£71 | -£343 |
| Year 3 | £11,279 | £4,198 | £6,947 | £0 | £26 | £109 | -£234 |
| Year 4 | £11,618 | £4,324 | £6,947 | £0 | £66 | £281 | £47 |
| Year 5 | £11,966 | £4,453 | £6,947 | £0 | £108 | £458 | £505 |
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 miLoading 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£505
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 copyOnTheMarket
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