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Year 5 disposal
⊞ View all 12
0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
- Long lease (100 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£1,024/mo — heavily negative — needs monthly capital injection
- 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
−£1K/mo
You top up £1K/mo
Price vs market
Above comparable sales
+102% vs 12 sold
Return · IRR
—
Not modelled
Cash to get in
£56K
Deposit + fees + refurb
Price £160K5-yr return on cash -113%
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% · £39,988
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £119,962.5 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
-£1,024
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£650Mortgage£374Costs
Outgoings exceed rent — you top up £1,024/mo
Mortgage£650
Costs£374
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,024
Returns
Return before costs on price0.00%
Cash return on cash-22.13%
Gross margin-£374
Cash needed£55,509
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 | £4,488 | £7,798 | £0 | £0 | -£12,286 | -£12,286 |
| Year 2 | £0 | £4,623 | £7,798 | £0 | £0 | -£12,420 | -£24,706 |
| Year 3 | £0 | £4,761 | £7,798 | £0 | £0 | -£12,559 | -£37,265 |
| Year 4 | £0 | £4,904 | £7,798 | £0 | £0 | -£12,702 | -£49,966 |
| Year 5 | £0 | £5,051 | £7,798 | £0 | £0 | -£12,849 | -£62,815 |
Disposal gain (gross)£111
CGT£21
Net Disposal proceeds£172,162
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold100 yr
Tenure & planning100 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortNE3 2NZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Newcastle University · 4.1 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 · 656 sqft
£19k–£38k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,592–£8,528
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,216–£13,776
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history172d on marketno cuts yet
Strategy matrix
Council lease wins — +£3,335/mo · £3,953/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% | -£1,024 | £55,509 | -113.2% | Low | Feasible |
| Housing-benefit rent | 4.12% | -£618 | £55,509 | -61.8% | Med | Feasible |
| ⭐ Council lease | 45.31% | +£3,335 | £55,509 | 384.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£1,024 | £64,076 | -98.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £172,642 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% 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
+£1,142/mo cash flow vs Rent it out if converted to Rent by the room
18.01% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£828
Return before costs on price0.00%
Cash needed£51,886
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.01%
Cash needed£67,886
Δ vs Rent it out Monthly profit+£1,142
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
£38,942–£71,005full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,624–£4,592
- Replumb£1,968–£3,936
- Windows£6,560–£11,808
- Paint + decor£5,248–£8,528
- Flooring£7,872–£13,776
Comparables
sold within 0.5 miWide · CV 57.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodGosforth AcademySecondary · Academy converter · NE3 2JH
- Not ratedGrange First SchoolPrimary · Foundation school · NE3 2NP
- Not ratedKingston Park Primary SchoolPrimary · Academy converter · NE3 2EL
- Not ratedNorth Fawdon Primary SchoolPrimary · Academy converter · NE3 2SL
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-£12,286
Exit costs
Projected sale price (5y · 2%/yr growth)£176,598
Capital gain (pre-CGT)£16,648
Sale costs (~2.5%)£4,415
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-£62,815
Rates as of Oct 2024
Acquisition costs
£55,509cash neededPurchase price£159,950
Deposit (25%)£39,988
Stamp duty+5% additional-property surcharge£8,697
Refurb£1,425
Legal + survey£2,000
Mortgage fees£3,399
Total cash neededdeposit + costs (loan covers the rest)£55,509
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary
Pattinson are delighted to bring to the market this superb, recently refurbished, first floor, two-bedroom apartment located in the heart of Gosforth, Newcastle upon Tyne which you must be aged over 60 years or over 55 years if a couple. This residential property offers a fantastic opportunity to buy a property in a highly popular retirement community.
The building has the benefit of communal gardens, lounges and wash facilities. Along with a fantastic community spi…
Floor plans
Listing metazoopla · Pattinson - Gosforth
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£1,024
Cash needed
£56K
Return after costs
-22.13%
IRR
—
Listed 172d ago
Highbridge, Gosforth, Newcastle Upon Tyne NE3
flat · 2 bed · 1 bath · 656 sqft
£159,950
Leasehold 100yrEPC B
1 / 12
0/100
Marginal
No rent data — verify locally before offering.
Monthly profit −£1,024/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating B — Min. energy standard 2030 compliant.
Price
£160K
102% above sold comps
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
B
Energy rating
Deal flags1 issue
Retirement only
Age-restricted resale; limited buyer pool
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% · £39,988
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £119,962.5 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
-£1,024
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£650Mortgage£374Costs
Outgoings exceed rent — you top up £1,024/mo
Mortgage£650
Costs£374
Maintenance£67
Insurance£20
Voids + council tax£8
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£1,024
Returns
Return before costs on price0.00%
Cash return on cash-22.13%
Gross margin-£374
Cash needed£55,509
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 Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% 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 | £0 | £4,488 | £7,798 | £0 | £0 | -£12,286 | -£12,286 |
| Year 2 | £0 | £4,623 | £7,798 | £0 | £0 | -£12,420 | -£24,706 |
| Year 3 | £0 | £4,761 | £7,798 | £0 | £0 | -£12,559 | -£37,265 |
| Year 4 | £0 | £4,904 | £7,798 | £0 | £0 | -£12,702 | -£49,966 |
| Year 5 | £0 | £5,051 | £7,798 | £0 | £0 | -£12,849 | -£62,815 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining100 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
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 57.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£62,815
Acquisition costs
25% deposit£39,988
Stamp duty£8,697
Refurb£1,425
Legal + survey£2,000
Mortgage + broker£3,399
Cash needed£55,509
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
Summary
Pattinson are delighted to bring to the market this superb, recently refurbished, first floor, two-bedroom apartment located in the heart of Gosforth, Newcastle upon Tyne which you must be aged over 60 years or over 55 years if a couple. This residential property offers a fantastic opportunity to buy a property in a highly popular retirement community.
The building has the benefit of communal gardens, lounges and wash facilities. Along with a fantastic community spi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice