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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Monthly profit −£353/mo — significantly negative — real recurring drain
- -17.8% 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
−£353/mo
You top up £353/mo
Price
£43K
No local sold comps to compare
Return · IRR
-17.8%/yr
Loses money over 5 years
Cash to get in
£27K
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).
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,625
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £31,875 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£353
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£173Mortgage£180Costs
Outgoings exceed rent — you top up £353/mo
Mortgage£173
Costs£180
Maintenance£50
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£353
Returns
Return before costs on price0.00%
Cash return on cash-15.77%
Gross margin-£180
Cash needed£26,852
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £2,163 | £2,072 | £0 | £0 | -£4,235 | -£4,235 |
| Year 2 | £0 | £2,228 | £2,072 | £0 | £0 | -£4,300 | -£8,535 |
| Year 3 | £0 | £2,295 | £2,072 | £0 | £0 | -£4,367 | -£12,901 |
| Year 4 | £0 | £2,364 | £2,072 | £0 | £0 | -£4,435 | -£17,337 |
| Year 5 | £0 | £2,434 | £2,072 | £0 | £0 | -£4,506 | -£21,843 |
Disposal gain (gross)-£11,339
CGT£0
Net Disposal proceeds£45,750
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortSR8 4QQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 30.4 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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — +£81/mo · £87/mo ahead of Housing-benefit rent
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£353 | £26,852 | -81.3% | Low | Feasible |
| Housing-benefit rent | 13.38% | -£6 | £26,852 | 7.8% | Med | Feasible |
| ⭐ Council lease | 13.38% | +£81 | £26,852 | 21.0% | Low | Feasible |
| Refurb & refinance | 0.00% | -£353 | £33,283 | -65.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £61,395 | -17% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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
+£1,055/mo cash flow vs Rent it out if converted to Rent by the room
67.76% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£369
Return before costs on price0.00%
Cash needed£22,523
If converted to Rent by the room
Monthly profit+£686
Return before costs on price67.76%
Cash needed£38,523
Δ vs Rent it out Monthly profit+£1,055
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
£25,500
Range: £21,675 – £29,325
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 43% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£14,051–£25,500full refurb + room split
⚠️ Capped at 60% of £42,500 asking (£25,500). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£2,776–£5,552
- 1 × bathroom£1,841–£3,376
- Rewire£1,020–£1,785
- Replumb£765–£1,530
- Windows£2,550–£4,589
- Paint + decor£2,040–£3,314
- Flooring£3,059–£5,354
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
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodCotsford Primary SchoolPrimary · Community school · SR8 4EH
- GoodYohden Primary SchoolPrimary · Community school · SR8 4HP
- Not ratedHorden Nursery SchoolNursery · Local authority nursery school · SR8 4TB
- Not ratedOur Lady Star of the Sea Catholic Primary SchoolPrimary · Academy sponsor led · SR8 4AB
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,235
Exit costs
Projected sale price (5y · 2%/yr growth)£46,923
Capital gain (pre-CGT)£4,423
Sale costs (~2.5%)£1,173
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-£21,843
Rates as of Oct 2024
Acquisition costs
£26,852cash neededPurchase price£42,500
Deposit (25%)£10,625
Stamp duty+5% additional-property surcharge£2,125
Refurb£10,764
Legal + survey£1,700
Mortgage fees£1,638
Total cash neededdeposit + costs (loan covers the rest)£26,852
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · onthemarket
Description& agent copyOnTheMarket
IDEAL BUY-TO-LET INVESTMENT – £475 PCM RENTAL INCOME – TWO DOUBLE BEDROOMS – NO ONWARD CHAIN!
An excellent opportunity to acquire this well-proportioned two-bedroom mid-terraced property, ideally suited to buy-to-let investors or first-time buyers. Conveniently positioned within easy reach of the local railway station, nearby parks, schools and shopping facilities, the property offers spacious accommodation throughout and benefits from gas central heating, double glazing and…
Floor plans
Listing metaonthemarket · Pattinson - Peterlee
About this listing
OnTheMarketPrice history
5-year price trend
Monthly profit
−£353
Cash needed
£27K
Return after costs
-15.77%
IRR
-17.79%
Eleventh Street, Horden, Peterlee, Durham, SR8 4QQ, Durham, SR8 4QQ
terraced · 2 bed · 1 bath
£42,500
1 / 17
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£353/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£43K
Return before costs
—
rent unknown
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £10,625
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £31,875 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£353
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£173Mortgage£180Costs
Outgoings exceed rent — you top up £353/mo
Mortgage£173
Costs£180
Maintenance£50
Insurance£20
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£353
Returns
Return before costs on price0.00%
Cash return on cash-15.77%
Gross margin-£180
Cash needed£26,852
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- Scheme type:
- leasing
- Premium:
- +0% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £0 | £2,163 | £2,072 | £0 | £0 | -£4,235 | -£4,235 |
| Year 2 | £0 | £2,228 | £2,072 | £0 | £0 | -£4,300 | -£8,535 |
| Year 3 | £0 | £2,295 | £2,072 | £0 | £0 | -£4,367 | -£12,901 |
| Year 4 | £0 | £2,364 | £2,072 | £0 | £0 | -£4,435 | -£17,337 |
| Year 5 | £0 | £2,434 | £2,072 | £0 | £0 | -£4,506 | -£21,843 |
Rent by the room upside
What we verified
3207
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£414
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,843
Acquisition costs
25% deposit£10,625
Stamp duty£2,125
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£1,638
Cash needed£26,852
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
IDEAL BUY-TO-LET INVESTMENT – £475 PCM RENTAL INCOME – TWO DOUBLE BEDROOMS – NO ONWARD CHAIN!
An excellent opportunity to acquire this well-proportioned two-bedroom mid-terraced property, ideally suited to buy-to-let investors or first-time buyers. Conveniently positioned within easy reach of the local railway station, nearby parks, schools and shopping facilities, the property offers spacious accommodation throughout and benefits from gas central heating, double glazing and…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice