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Year 5 disposal
BMV -5%
⊞ View all 7
3/ 100
Weak
10.95% return before costs — verify the rent + comps locally.
Why it works
- 10.95% return before costs — above-market
- Priced below market -5% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Leasehold 80yr — verify at solicitor
- Monthly profit −£247/mo — significantly negative — real recurring drain
- -7.9% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£247/mo
You top up £247/mo
Price vs market
Below market value
-5% vs 12 sold · interior unseen
Return · IRR
-7.9%/yr
Loses money over 5 years
Cash left in
£36K
Stays in after refinancing at value
Price £90KCash to buy £40KReturn before costs on price 10.95%5-yr return on cash -31%Rent est. £821 (£743–£907)
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: £743–£907/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £22,499
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 (£6,257–£11,679 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,496.25 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
-£247
after mortgage, operating costs & tax
Rent in£821/mo gross
£789/mo collected · £32/mo lost to voids
Where it goes
£366Mortgage£670Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£366
Costs£670
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£8
Service charge + ground rent£342
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£247
Returns
Return before costs on price10.95%
Cash return on cash-7.46%
Gross margin£119
Cash needed£39,691
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
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 | £9,852 | £8,045 | £4,387 | £0 | £0 | -£2,580 | -£2,580 |
| Year 2 | £10,148 | £8,286 | £4,387 | £0 | £0 | -£2,526 | -£5,106 |
| Year 3 | £10,452 | £8,535 | £4,387 | £0 | £0 | -£2,470 | -£7,576 |
| Year 4 | £10,766 | £8,791 | £4,387 | £0 | £0 | -£2,412 | -£9,988 |
| Year 5 | £11,089 | £9,054 | £4,387 | £0 | £0 | -£2,353 | -£12,342 |
Disposal gain (gross)-£7,959
CGT£0
Net Disposal proceeds£96,878
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leasehold80 yr
Tenure & planning80 yr
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortDH1 2QN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 21.5 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 · 505 sqft
£16k–£32k
£ per sqft
building cost only
£32–£64
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,535–£6,565
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£5,555–£10,605
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history476d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£108/mo · £348/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.95% | -£247 | £39,691 | -31.1% | Low | Feasible |
| Housing-benefit rent | 5.32% | -£617 | £39,691 | -90.8% | Med | Feasible |
| Council lease | 5.32% | -£523 | £39,691 | -80.5% | Low | Feasible |
| Refurb & refinance | 10.95% | -£241 | £47,528 | -25.2% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 23.83% | +£108 | £39,691 | 20.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£533 | £108,174 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- 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
Local lettings demandby strategyLive area data
Short-stay let29% occupancy
£206/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£445/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 10.95% as-is
As-is Rent it out
Monthly profit+£91
Return before costs on price10.95%
Cash needed£34,397
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,397
Δ vs Rent it out Monthly profit+£445
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
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
£29,434–£53,997full refurb + room split
⚠️ Capped at 60% of £89,995 asking (£53,997). Raw model: £33,355–£61,190. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,783–£15,566
- 1 × bathroom£5,162–£9,464
- Rewire£1,783–£3,119
- Replumb£1,337–£2,674
- Windows£4,456–£8,021
- Paint + decor£3,565–£5,793
- Flooring£5,348–£9,358
Comparables
sold within 0.5 miWide · CV 33.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBelmont Cheveley Park Primary SchoolPrimary · Community school · DH1 2TX
- GoodBelmont CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2AG
- GoodLaurel Avenue Community Primary SchoolPrimary · Community school · DH1 2EY
- GoodShincliffe CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2PN
- GoodSt Thomas More Primary School, BelmontPrimary · Academy converter · DH1 2AQ
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£9,852
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,959
Exit costs
Projected sale price (5y · 2%/yr growth)£99,362
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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-£12,342
Rates as of Oct 2024
Acquisition costs
£39,691cash neededPurchase price£89,995
Deposit (25%)£22,499
Stamp duty+5% additional-property surcharge£4,500
Refurb£8,342
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£39,691
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
2 Bed Appartment in Belmont.
This ground floor apartment is part of a gated development consisting of similar properties, boasting the advantage of double glazing for added comfort and energy efficiency. The apartment offers a private entrance hallway, accessible through an intercom system and a communal hallway. Well presented, this property includes an entrance hallway, a spacious living room with bay window, a well-appointed kitchen, two bedrooms, and a modern four-piece…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DH1 · same beds + typeMedian nearby: £850/mo · 20 of 20 already let+£29 vs our est
- River Court - DH1Let2b£2,250/moMay 2026
- Harrison House - DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DurhamLet2b£800/moMay 2026
- Monument Court, Nevilles CrossLet2b£390/moMay 2026
- Pickering Place, Durham, County Durha…Let2b£700/moMay 2026
- Middleham Road, Durham, DH1Let2b£900/moMay 2026
- Chillingham Road, Newton Hall, DH1 5NALet2b£675/moMay 2026
- Edmunds Vale, Durham City, DH1 1BWLet2b£1,800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Highgate, Durham, DH1Let2b£1,250/moMay 2026
- Barrington Close, Durham, DH1Let2b£1,100/moMay 2026
- Edmunds Vale, Durham, DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- High Street, Carville, Durham, DH1 1ASLet2b£750/moMay 2026
- Barrington Close, Durham, DH1 5BXLet2b£950/moMay 2026
- Taylor Court, Carrville, DH1 1ELLet2b£900/moMay 2026
- Grange Court, Carrville, Durham, Durh…Let2b£750/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- Old Dryburn Way, North End, DurhamLet2b£900/moMay 2026
Other deals nearby
DH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Bridgfords - Durham Sales
About this listing
476 days · ZooplaPrice history
5-year price trend
Monthly profit
−£247
Cash needed
£40K
Return after costs
-7.46%
IRR
-7.88%
Listed 476d ago
Belmont Court, Belmont Road, Belmont, Durham DH1
flat · 2 bed · 1 bath · 505 sqft
£89,995
est £821 · 10.95% gross
Leasehold 80yrEPC C
Priced below market
1 / 7
3/100
Marginal
10.95% — verify the rent + comps locally.
Priced below market -5% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.95% Return before costs — above-market
Lease 80 yrs — extend before exit
Price
£90K
5% below sold comps
Return before costs
10.95%
est rent £821/monot enough comparablesRange £743–£907/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £743–£907/mo · n=57
Financing
DepositYour cash in — the rest is the mortgage25% · £22,499
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 (£6,257–£11,679 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,496.25 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
-£247
after mortgage, operating costs & tax
Rent in£821/mo gross
£789/mo collected · £32/mo lost to voids
Where it goes
£366Mortgage£670Costs
Outgoings exceed rent — you top up £247/mo
Mortgage£366
Costs£670
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£8
Service charge + ground rent£342
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£247
Returns
Return before costs on price10.95%
Cash return on cash-7.46%
Gross margin£119
Cash needed£39,691
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.16
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- 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 | £9,852 | £8,045 | £4,387 | £0 | £0 | -£2,580 | -£2,580 |
| Year 2 | £10,148 | £8,286 | £4,387 | £0 | £0 | -£2,526 | -£5,106 |
| Year 3 | £10,452 | £8,535 | £4,387 | £0 | £0 | -£2,470 | -£7,576 |
| Year 4 | £10,766 | £8,791 | £4,387 | £0 | £0 | -£2,412 | -£9,988 |
| Year 5 | £11,089 | £9,054 | £4,387 | £0 | £0 | -£2,353 | -£12,342 |
Rent by the room upside
What we verified
4406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining80 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£2,055/yr
Ground rentDoubling clauses kill mortgageability£2,055/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 33.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£877
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,342
Acquisition costs
25% deposit£22,499
Stamp duty£4,500
Refurb£8,342
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£39,691
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 copyZoopla
2 Bed Appartment in Belmont.
This ground floor apartment is part of a gated development consisting of similar properties, boasting the advantage of double glazing for added comfort and energy efficiency. The apartment offers a private entrance hallway, accessible through an intercom system and a communal hallway. Well presented, this property includes an entrance hallway, a spacious living room with bay window, a well-appointed kitchen, two bedrooms, and a modern four-piece…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice