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Year 5 disposal
⊞ View all 16
60/ 100
Solid
11.08% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.08% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£108/mo — mildly negative — equity build may cover
- -3.7% 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
−£108/mo
You top up £108/mo
Price vs market
Above comparable sales
+21% vs 12 sold
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£37K
Deposit + fees + refurb
Price £77KReturn before costs on price 11.08%5-yr return on cash -11%Rent est. £711 (£663–£762)
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: £663–£762/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £19,250
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 (£7,568–£14,126 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £57,750 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
-£108
after mortgage, operating costs & tax
Rent in£711/mo gross
£684/mo collected · £27/mo lost to voids
Where it goes
£313Mortgage£479Costs
Outgoings exceed rent — you top up £108/mo
Mortgage£313
Costs£479
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£108
Returns
Return before costs on price11.08%
Cash return on cash-3.47%
Gross margin£205
Cash needed£37,345
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.19
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 | £8,532 | £5,744 | £3,754 | £0 | £0 | -£966 | -£966 |
| Year 2 | £8,788 | £5,917 | £3,754 | £0 | £0 | -£882 | -£1,848 |
| Year 3 | £9,052 | £6,094 | £3,754 | £0 | £0 | -£796 | -£2,645 |
| Year 4 | £9,323 | £6,277 | £3,754 | £0 | £0 | -£708 | -£3,352 |
| Year 5 | £9,603 | £6,465 | £3,754 | £0 | £0 | -£616 | -£3,968 |
Disposal gain (gross)-£10,051
CGT£0
Net Disposal proceeds£82,889
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
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
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 cohortNE15 8PZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Newcastle University · 8.2 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 · 2-bath · 603 sqft
£21k–£42k
£ per sqft
building cost only
£35–£70
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,221–£7,839
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,633–£12,663
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 — -£75/mo · £33/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 11.08% | -£108 | £37,345 | -10.6% | Low | Feasible |
| Housing-benefit rent | 8.56% | -£277 | £37,345 | -37.0% | Med | Feasible |
| ⭐ Council lease | 11.08% | -£75 | £37,345 | -9.6% | Low | Feasible |
| Refurb & refinance | 11.08% | -£108 | £45,231 | -8.8% | Med | Feasible |
| Short-stay let / Airbnb | 10.01% | -£317 | £37,345 | -50.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £96,976 | -5% | 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
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
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
+£517/mo cash flow vs Rent it out if converted to Rent by the room
37.40% Return before costs on price converted vs 11.08% as-is
As-is Rent it out
Monthly profit+£59
Return before costs on price11.08%
Cash needed£31,148
If converted to Rent by the room
Monthly profit+£577
Return before costs on price37.40%
Cash needed£47,148
Δ vs Rent it out Monthly profit+£517
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
£25,277–£46,200full refurb + room split
⚠️ Capped at 60% of £77,000 asking (£46,200). Raw model: £42,831–£78,285. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,205–£10,410
- 2 × bathroom£6,905–£12,659
- Rewire£1,423–£2,491
- Replumb£1,068–£2,135
- Windows£3,559–£6,406
- Paint + decor£2,847–£4,626
- Flooring£4,270–£7,473
Comparables
sold within 0.5 miWide · CV 29.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodTalbot House Children's CharityNot applicable · Non-maintained special school · NE15 8HW
- GoodNewburn Manor Nursery SchoolNursery · Local authority nursery school · NE15 8PY
- GoodNewburn Manor Primary SchoolPrimary · Academy converter · NE15 8PD
- GoodSt Cuthbert's Catholic Primary SchoolPrimary · Academy converter · NE15 8JL
- Not ratedLemington Riverside Primary SchoolPrimary · Foundation school · NE15 8RR
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£8,532
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,294
Exit costs
Projected sale price (5y · 2%/yr growth)£85,014
Capital gain (pre-CGT)£8,014
Sale costs (~2.5%)£2,125
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-£3,968
Rates as of Oct 2024
Acquisition costs
£37,345cash neededPurchase price£77,000
Deposit (25%)£19,250
Stamp duty+5% additional-property surcharge£3,850
Refurb£10,090
Legal + survey£2,000
Mortgage fees£2,155
Total cash neededdeposit + costs (loan covers the rest)£37,345
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This is a 2 bedroom flat located in Newcastle Upon Tyne. With valuable amenities in close proximity, rewarding rental returns and a tenant currently situated, this is a fantastic opportunity for investors looking to expand their portfolio!
The home features 2 bedrooms, lounge, kitchen, ensuite, bathroom and street parking. Investment details
It currently produces an annual gross income of £8,340 with tenants currently situated. Considering the purchase price and the potenti…
Floor plans
Listing metazoopla · Let Property
About this listing
172 days · ZooplaPrice history
5-year price trend
Monthly profit
−£108
Cash needed
£37K
Return after costs
-3.47%
IRR
-3.74%
Listed 172d ago
Rupert Court, Newcastle Upon Tyne NE15
flat · 2 bed · 2 bath · 603 sqft
£77,000
est £711 · 11.08% gross
EPC C
1 / 16
60/100
Solid
11.08% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.08% Return before costs — above-market
Price
£77K
21% above sold comps
Return before costs
11.08%
est rent £711/monot enough comparablesRange £663–£762/mo (Q1–Q3)
Bedrooms
2
2 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: £663–£762/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £19,250
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 (£7,568–£14,126 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £57,750 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
-£108
after mortgage, operating costs & tax
Rent in£711/mo gross
£684/mo collected · £27/mo lost to voids
Where it goes
£313Mortgage£479Costs
Outgoings exceed rent — you top up £108/mo
Mortgage£313
Costs£479
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£108
Returns
Return before costs on price11.08%
Cash return on cash-3.47%
Gross margin£205
Cash needed£37,345
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.19
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
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 | £8,532 | £5,744 | £3,754 | £0 | £0 | -£966 | -£966 |
| Year 2 | £8,788 | £5,917 | £3,754 | £0 | £0 | -£882 | -£1,848 |
| Year 3 | £9,052 | £6,094 | £3,754 | £0 | £0 | -£796 | -£2,645 |
| Year 4 | £9,323 | £6,277 | £3,754 | £0 | £0 | -£708 | -£3,352 |
| Year 5 | £9,603 | £6,465 | £3,754 | £0 | £0 | -£616 | -£3,968 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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
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 29.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£751
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,968
Acquisition costs
25% deposit£19,250
Stamp duty£3,850
Refurb£10,090
Legal + survey£2,000
Mortgage + broker£2,155
Cash needed£37,345
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
This is a 2 bedroom flat located in Newcastle Upon Tyne. With valuable amenities in close proximity, rewarding rental returns and a tenant currently situated, this is a fantastic opportunity for investors looking to expand their portfolio!
The home features 2 bedrooms, lounge, kitchen, ensuite, bathroom and street parking. Investment details
It currently produces an annual gross income of £8,340 with tenants currently situated. Considering the purchase price and the potenti…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice