No rent data on file — verify locally before offering.
Why it works
Why to be cautious
Monthly profit −£362/mo — significantly negative — real recurring drain
-17.6% 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
−£362/mo
You top up £362/mo
Price
£45K
No local sold comps to compare
Return · IRR
-17.6%/yr
Loses money over 5 years
Cash to get in
£28K
Deposit + fees + refurb
5-yr return on cash -81%
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £11,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £33,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
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 history27d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Council lease wins — -£357/mo · £5/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
0.00%
-£362
£27,639
-81.0%
Low
Feasible
Housing-benefit rent
0.00%
-£367
£27,639
-82.1%
Med
Feasible
⭐ Council lease
0.00%
-£357
£27,639
-79.8%
Low
Feasible
Refurb & refinance
0.00%
-£362
£34,195
-65.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£64,020
-16%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£1,057/mo cash flow vs Rent it out if converted to Rent by the room
64.00% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£379
Return before costson price0.00%
Cash needed£23,148
If converted to Rent by the room
Monthly profit+£678
Return before costson price64.00%
Cash needed£39,148
Δ vs Rent it outMonthly profit+£1,057
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
£27,000
Range: £22,950 – £31,050
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£14,877–£27,000full refurb + room split
⚠️ Capped at 60% of £45,000 asking (£27,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
Kitchen£2,939–£5,879
1 × bathroom£1,950–£3,574
Rewire£1,080–£1,890
Replumb£810–£1,620
Windows£2,700–£4,859
Paint + decor£2,160–£3,509
Flooring£3,239–£5,669
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Tax treatment
-£4,342/yr kept
Annual gross rent£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£4,342
Exit costs
-£22,375 after CGT
Projected sale price (5y · 2%/yr growth)£49,684
Capital gain (pre-CGT)£4,684
Sale costs (~2.5%)£1,242
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 profitafter CGT-£22,375
Rates as of Oct 2024
Acquisition costs
£27,639cash needed
Purchase price£45,000
Deposit (25%)£11,250
Stamp duty+5% additional-property surcharge£2,250
Refurb£10,764
Legal + survey£1,700
Mortgage fees£1,675
Total cash neededdeposit + costs (loan covers the rest)£27,639
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
FOR SALE VIA AUCTION! * For sale through the traditional auction method only via our auction partner Auction House North Yorkshire and Tees Valley and the Live Stream auction on 22nd September 2026. *IDEAL FOR INVESTORS*
No chain and well located with good access to town centre and local amenities. Gas central heating and double glazed windows. Council Tax Band A - Darlington Borough Council. Awaiting EPC.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:
We endeavour to ma…
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £11,250
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £33,750 loan + £1,000 booking fee
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
£0
£2,149
£2,194
£0
£0
-£4,342
-£4,342
Year 2
£0
£2,213
£2,194
£0
£0
-£4,407
-£8,749
Year 3
£0
£2,279
£2,194
£0
£0
-£4,473
-£13,222
Year 4
£0
£2,348
£2,194
£0
£0
-£4,541
-£17,764
Year 5
£0
£2,418
£2,194
£0
£0
-£4,612
-£22,375
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
3207
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£439
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£22,375
Acquisition costs
£28K
25% deposit£11,250
Stamp duty£2,250
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£1,675
Cash needed£27,639
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Auto-saves
Description& agent copyOnTheMarket
FOR SALE VIA AUCTION! * For sale through the traditional auction method only via our auction partner Auction House North Yorkshire and Tees Valley and the Live Stream auction on 22nd September 2026. *IDEAL FOR INVESTORS*
No chain and well located with good access to town centre and local amenities. Gas central heating and double glazed windows. Council Tax Band A - Darlington Borough Council. Awaiting EPC.
IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:
We endeavour to ma…