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Year 5 disposal
BMV -27%
⊞ View all 5
0/ 100
Weak
3.54% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -27% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 3.54% return — below most lender Rent-covers-mortgage checks
- Monthly profit −£616/mo — heavily negative — needs monthly capital injection
- -8.8% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£616/mo
You top up £616/mo
Price vs market
Below market value
-27% vs 12 sold · interior unseen
Return · IRR
-8.8%/yr
Loses money over 5 years
Cash left in
£23K
Stays in after refinancing at value
Price £225KCash to buy £86KReturn before costs on price 3.54%5-yr return on cash -40%Rent est. £664 (£598–£737)
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: £598–£737/mo · n=109
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 (£8,073–£15,070 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£616
after mortgage, operating costs & tax
Rent in£664/mo gross
£638/mo collected · £26/mo lost to voids
Where it goes
£914Mortgage£341Costs
Outgoings exceed rent — you top up £616/mo
Mortgage£914
Costs£341
Management£66
Maintenance£100
Insurance£28
CapEx reserve£33
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£616
Returns
Return before costs on price3.54%
Cash return on cash-8.57%
Gross margin£298
Cash needed£86,339
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.70
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 | £7,968 | £4,089 | £10,969 | £0 | £0 | -£7,090 | -£7,090 |
| Year 2 | £8,207 | £4,212 | £10,969 | £0 | £0 | -£6,974 | -£14,064 |
| Year 3 | £8,453 | £4,338 | £10,969 | £0 | £0 | -£6,854 | -£20,917 |
| Year 4 | £8,707 | £4,468 | £10,969 | £0 | £0 | -£6,730 | -£27,648 |
| Year 5 | £8,968 | £4,602 | £10,969 | £0 | £0 | -£6,603 | -£34,251 |
Disposal gain (gross)-£8,506
CGT£0
Net Disposal proceeds£242,208
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 profileMixed demand
Tenant profilelikely cohortTS19 7HN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 48.6 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 history63d on marketno cuts yet
Strategy matrix
Council lease wins — -£582/mo · £35/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 | 3.54% | -£616 | £86,339 | -39.7% | Low | Feasible |
| Housing-benefit rent | 2.53% | -£807 | £86,339 | -53.0% | Med | Feasible |
| ⭐ Council lease | 3.54% | -£582 | £86,339 | -39.0% | Low | Feasible |
| Refurb & refinance | 3.54% | -£616 | £101,895 | -33.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £255,020 | 5% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £474
- Scheme type:
- other
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£651/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 3.54% as-is
As-is Rent it out
Monthly profit-£543
Return before costs on price3.54%
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+£651
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
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miWide · CV 26.1%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
- GoodHoly Trinity Rosehill CofE Primary SchoolPrimary · Academy converter · TS19 7QU
- GoodSt Mark's Church of England Primary SchoolPrimary · Academy converter · TS19 7HA
- GoodSt Patrick's Catholic Primary School, StocktonPrimary · Academy converter · TS19 7PL
- GoodIan Ramsey Church of England AcademySecondary · Academy sponsor led · TS19 7AJ
- Not ratedFairfield Primary SchoolPrimary · Community school · TS19 7PW
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£7,968
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,396
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-£34,251
Rates as of Oct 2024
Acquisition costs
£86,339cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£10,764
Legal + survey£1,700
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£86,339
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
*No Forward Chain*
Pattinson Estate Agents are delighted to offer for sale this well-presented two-bedroom detached bungalow, ideally positioned within the highly desirable cul-de-sac of Fane Close, Fairfield, Stockton-on-Tees. Offered to the market with no forward chain, this attractive home presents an excellent opportunity for those looking to downsize, retire or enjoy single-level living in one of Fairfield's most popular residential locations.
The property is convenien…
Floor plans
Listing metaonthemarket · Pattinson - Stockton
About this listing
63 days · OnTheMarketPrice history
5-year price trend
Monthly profit
−£616
Cash needed
£86K
Return after costs
-8.57%
IRR
-8.75%
Listed 63d ago
Fane Close, Fairfield, Stockton-on-Tees, Durham, TS19 7HN, Durham, TS19 7HN
detached · 2 bed · 1 bath
£225,000
est £664 · 3.54% gross
EPC D
Priced below market
1 / 5
0/100
Marginal
3.54% — verify the rent + comps locally.
Priced below market -27% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£225K
27% below sold comps
Return before costs
3.54%
est rent £664/monot enough comparablesRange £598–£737/mo (Q1–Q3)
Bedrooms
2
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: £598–£737/mo · n=109
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 (£8,073–£15,070 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£616
after mortgage, operating costs & tax
Rent in£664/mo gross
£638/mo collected · £26/mo lost to voids
Where it goes
£914Mortgage£341Costs
Outgoings exceed rent — you top up £616/mo
Mortgage£914
Costs£341
Management£66
Maintenance£100
Insurance£28
CapEx reserve£33
Voids + council tax£9
Ltd co. accounts£104
Tax—
Shortfall−£616
Returns
Return before costs on price3.54%
Cash return on cash-8.57%
Gross margin£298
Cash needed£86,339
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.70
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £474
- Scheme type:
- other
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £7,968 | £4,089 | £10,969 | £0 | £0 | -£7,090 | -£7,090 |
| Year 2 | £8,207 | £4,212 | £10,969 | £0 | £0 | -£6,974 | -£14,064 |
| Year 3 | £8,453 | £4,338 | £10,969 | £0 | £0 | -£6,854 | -£20,917 |
| Year 4 | £8,707 | £4,468 | £10,969 | £0 | £0 | -£6,730 | -£27,648 |
| Year 5 | £8,968 | £4,602 | £10,969 | £0 | £0 | -£6,603 | -£34,251 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 26.1%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-£34,251
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£86,339
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
*No Forward Chain*
Pattinson Estate Agents are delighted to offer for sale this well-presented two-bedroom detached bungalow, ideally positioned within the highly desirable cul-de-sac of Fane Close, Fairfield, Stockton-on-Tees. Offered to the market with no forward chain, this attractive home presents an excellent opportunity for those looking to downsize, retire or enjoy single-level living in one of Fairfield's most popular residential locations.
The property is convenien…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice