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Year 5 disposal
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47/ 100
Caution
Real 8.69% return before costs but flagged risks need pricing in.
Why it works
- 8.69% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Leasehold 99yr — verify at solicitor
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£27/mo — mildly negative — equity build may cover
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£27/mo
You top up £27/mo
Price
£175K
No local sold comps to compare
Return · IRR
-0.1%/yr
Loses money over 5 years
Cash to get in
£74K
Deposit + fees + refurb
Return before costs on price 8.69%5-yr return on cash 4%Rent est. £1,268 (£1,141–£1,409)
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
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 (£)
Local comp range: £1,141–£1,409/mo · n=97
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,048–£20,623 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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
-£27
after mortgage, operating costs & tax
Rent in£1,268/mo gross
£1,219/mo collected · £49/mo lost to voids
Where it goes
£684Mortgage£563Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£684
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price8.69%
Cash return on cash-0.44%
Gross margin£656
Cash needed£73,856
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
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 | £15,216 | £6,754 | £8,203 | £0 | £49 | £209 | £209 |
| Year 2 | £15,672 | £6,957 | £8,203 | £0 | £97 | £415 | £625 |
| Year 3 | £16,143 | £7,166 | £8,203 | £0 | £147 | £627 | £1,252 |
| Year 4 | £16,627 | £7,381 | £8,203 | £0 | £198 | £845 | £2,097 |
| Year 5 | £17,126 | £7,602 | £8,203 | £0 | £251 | £1,069 | £3,166 |
Disposal gain (gross)-£13,097
CGT£0
Net Disposal proceeds£188,384
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
Leasehold99 yr
Tenure & planning99 yr
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 profileStudent let
Tenant profilelikely cohortNE2 3AN · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Newcastle University · 0.9 km
Reason
0.9 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 · 2-bath · 957 sqft
£28k–£54k
£ per sqft
building cost only
£29–£57
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£6,699–£12,441
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,527–£20,097
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
Rent it out wins — -£27/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.69% | -£27 | £73,856 | 4.3% | Low | Feasible |
| Housing-benefit rent | 2.74% | -£762 | £73,856 | -59.7% | Med | Feasible |
| Council lease | 0.00% | -£1,050 | £73,856 | -87.1% | Low | Feasible |
| Refurb & refinance | 8.69% | -£27 | £88,498 | 3.6% | Med | Feasible |
| Short-stay let / Airbnb | 4.40% | -£665 | £73,856 | -53.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £207,373 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context933 active short-lets nearby
Short-let market context
- 933 active short-let listings in this postcode
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 let17% occupancy
£123/night ADR
Based on 23 short-let comps nearby
Rent by the room conversion upside
+£151/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 8.69% as-is
As-is Rent it out
Monthly profit+£115
Return before costs on price8.69%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costs on price16.46%
Cash needed£71,648
Δ vs Rent it out Monthly profit+£151
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
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 73% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 73% (64 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£55,929–£101,295full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£3,828–£6,699
- Replumb£2,871–£5,742
- Windows£9,570–£17,226
- Paint + decor£7,656–£12,441
- Flooring£11,484–£20,097
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
Jesmond and Heaton
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodNorthern Counties SchoolNot applicable · Non-maintained special school · NE2 3BB
- Not ratedNewcastle High School for Girls GDSTNot applicable · Other independent school · NE2 3BA
- Not ratedWest Jesmond Primary SchoolPrimary · Foundation school · NE2 3AJ
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£15,216
Section 24 credit£0
Annual tax due£49
Post-tax Monthly profit annual-£376
Exit costs
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£3,166
Rates as of Oct 2024
Acquisition costs
£73,856cash neededPurchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£14,731
Legal + survey£2,000
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£73,856
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary
A superb opportunity to purchase this good size top floor apartment situated within Brandling Village, Jesmond.
The accommodation offers spacious living and briefly comprises; communal entrance via secure door entry intercom system, entrance hall, lounge, kitchen/diner to the rear of the property with a good range of wall and base units, complimenting work surfaces, built in gas hob and electric oven, stainless steel one and a half sink with mixer tap, tiled splashb…
Floor plans
Listing metazoopla · Pattinson - Heaton
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£27
Cash needed
£74K
Return after costs
-0.44%
IRR
-0.14%
Listed 172d ago
Haldane Terrace, Jesmond, Newcastle Upon Tyne NE2
flat · 2 bed · 2 bath · 957 sqft
£175,000
est £1,268 · 8.69% gross
Leasehold 99yrEPC D
1 / 8
47/100
Caution
8.69% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.69% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Lease 99 yrs — extend before exit
Price
£175K
Return before costs
8.69%
est rent £1,268/monot enough comparablesRange £1,141–£1,409/mo (Q1–Q3)
Bedrooms
2
2 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
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 (£)
Local comp range: £1,141–£1,409/mo · n=97
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£11,048–£20,623 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £131,250 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
-£27
after mortgage, operating costs & tax
Rent in£1,268/mo gross
£1,219/mo collected · £49/mo lost to voids
Where it goes
£684Mortgage£563Costs
Outgoings exceed rent — you top up £27/mo
Mortgage£684
Costs£563
Management£127
Maintenance£67
Insurance£20
CapEx reserve£63
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£27
Returns
Return before costs on price8.69%
Cash return on cash-0.44%
Gross margin£656
Cash needed£73,856
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.71
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context933 active short-lets nearby
Short-let market context
- 933 active short-let listings in this postcode
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 | £15,216 | £6,754 | £8,203 | £0 | £49 | £209 | £209 |
| Year 2 | £15,672 | £6,957 | £8,203 | £0 | £97 | £415 | £625 |
| Year 3 | £16,143 | £7,166 | £8,203 | £0 | £147 | £627 | £1,252 |
| Year 4 | £16,627 | £7,381 | £8,203 | £0 | £198 | £845 | £2,097 |
| Year 5 | £17,126 | £7,602 | £8,203 | £0 | £251 | £1,069 | £3,166 |
Rent by the room upside
What we verified
2406
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining99 yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,641
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,166
Acquisition costs
25% deposit£43,750
Stamp duty£9,750
Refurb£14,731
Legal + survey£2,000
Mortgage + broker£3,625
Cash needed£73,856
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
A superb opportunity to purchase this good size top floor apartment situated within Brandling Village, Jesmond.
The accommodation offers spacious living and briefly comprises; communal entrance via secure door entry intercom system, entrance hall, lounge, kitchen/diner to the rear of the property with a good range of wall and base units, complimenting work surfaces, built in gas hob and electric oven, stainless steel one and a half sink with mixer tap, tiled splashb…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice