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Year 5 disposal
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33/ 100
Weak
7.31% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.31% return before costs — above-market
- Long lease (113 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£188/mo — mildly negative — equity build may cover
- -3.6% 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
−£188/mo
You top up £188/mo
Price
£150K
No local sold comps to compare
Return · IRR
-3.6%/yr
Loses money over 5 years
Cash to get in
£61K
Deposit + fees + refurb
Return before costs on price 7.31%5-yr return on cash -12%Rent est. £914 (£828–£1,009)
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: £828–£1,009/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£7,469–£13,943 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£188
after mortgage, operating costs & tax
Rent in£914/mo gross
£879/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£457Costs
Outgoings exceed rent — you top up £188/mo
Mortgage£609
Costs£457
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£7
Service charge + ground rent£122
Ltd co. accounts£104
Tax—
Shortfall−£188
Returns
Return before costs on price7.31%
Cash return on cash-3.71%
Gross margin£422
Cash needed£60,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
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 | £10,968 | £5,486 | £7,313 | £0 | £0 | -£1,830 | -£1,830 |
| Year 2 | £11,297 | £5,650 | £7,313 | £0 | £0 | -£1,666 | -£3,496 |
| Year 3 | £11,636 | £5,820 | £7,313 | £0 | £0 | -£1,496 | -£4,992 |
| Year 4 | £11,985 | £5,994 | £7,313 | £0 | £0 | -£1,322 | -£6,314 |
| Year 5 | £12,345 | £6,174 | £7,313 | £0 | £0 | -£1,142 | -£7,456 |
Disposal gain (gross)-£8,487
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold113 yr
Tenure & planning113 yr
Legal & planning
2 checks- TenureLeasehold
- 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 cohortNE13 9BP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Newcastle University · 6.1 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 · 593 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,151–£7,709
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,523–£12,453
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history164d on marketno cuts yet
Strategy matrix
Council lease wins — -£146/mo · £42/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 | 7.31% | -£188 | £60,709 | -12.3% | Low | Feasible |
| Housing-benefit rent | 4.39% | -£523 | £60,709 | -46.7% | Med | Feasible |
| ⭐ Council lease | 7.31% | -£146 | £60,709 | -11.6% | Low | Feasible |
| Refurb & refinance | 7.31% | -£188 | £72,193 | -10.3% | Med | Feasible |
| Short-stay let / Airbnb | 5.26% | -£574 | £60,709 | -56.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£313 | £173,943 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 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
£126/night ADR
Based on 20 short-let comps nearby
Rent by the room conversion upside
+£393/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.31% as-is
As-is Rent it out
Monthly profit-£47
Return before costs on price7.31%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£393
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
£36,611–£66,910full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,372–£4,151
- Replumb£1,779–£3,558
- Windows£5,930–£10,674
- Paint + decor£4,744–£7,709
- Flooring£7,116–£12,453
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodGreat Park AcademyMiddle deemed secondary · Free schools · NE13 9FR
- Not ratedBrunton First SchoolPrimary · Foundation school · NE13 9BD
- Not ratedHavannah First SchoolPrimary · Foundation school · NE13 9FR
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£10,968
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,252
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£7,456
Rates as of Oct 2024
Acquisition costs
£60,709cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£9,959
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£60,709
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This 2 bedroomed first floor apartment is conveniently situated with a pleasant open aspect. With gas fired central heating, sealed unit double glazing and secure entry phone system, a communal hall and stairs leads to the first floor and the property itself. The Reception Hall leads to the 25' Lounge/Kitchen, the lounge area having French doors opening to a South facing Balcony. The kitchen area is well fitted with a range of wall and base units, sink unit, split level oven…
Floor plans
Listing metazoopla · Goodfellows Estate Agents
About this listing
164 days · ZooplaPrice history
5-year price trend
Monthly profit
−£188
Cash needed
£61K
Return after costs
-3.71%
IRR
-3.59%
Listed 164d ago
Elmwood Park Court, Newcastle Great Park, Newcastle Upon Tyne NE13
flat · 2 bed · 1 bath · 593 sqft
£150,000
est £914 · 7.31% gross
Leasehold 113yrEPC B
1 / 16
33/100
Marginal
7.31% — verify the rent + comps locally.
7.31% Return before costs — above-market
Price
£150K
Return before costs
7.31%
est rent £914/monot enough comparablesRange £828–£1,009/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £828–£1,009/mo · n=29
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£7,469–£13,943 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£188
after mortgage, operating costs & tax
Rent in£914/mo gross
£879/mo collected · £35/mo lost to voids
Where it goes
£609Mortgage£457Costs
Outgoings exceed rent — you top up £188/mo
Mortgage£609
Costs£457
Management£91
Maintenance£67
Insurance£20
CapEx reserve£46
Voids + council tax£7
Service charge + ground rent£122
Ltd co. accounts£104
Tax—
Shortfall−£188
Returns
Return before costs on price7.31%
Cash return on cash-3.71%
Gross margin£422
Cash needed£60,709
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.44
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 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 | £10,968 | £5,486 | £7,313 | £0 | £0 | -£1,830 | -£1,830 |
| Year 2 | £11,297 | £5,650 | £7,313 | £0 | £0 | -£1,666 | -£3,496 |
| Year 3 | £11,636 | £5,820 | £7,313 | £0 | £0 | -£1,496 | -£4,992 |
| Year 4 | £11,985 | £5,994 | £7,313 | £0 | £0 | -£1,322 | -£6,314 |
| Year 5 | £12,345 | £6,174 | £7,313 | £0 | £0 | -£1,142 | -£7,456 |
Rent by the room upside
What we verified
6206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining113 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
Service chargeReduces net yield£1,256/yr
Ground rentDoubling clauses kill mortgageability£200/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,463
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,456
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£9,959
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£60,709
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 2 bedroomed first floor apartment is conveniently situated with a pleasant open aspect. With gas fired central heating, sealed unit double glazing and secure entry phone system, a communal hall and stairs leads to the first floor and the property itself. The Reception Hall leads to the 25' Lounge/Kitchen, the lounge area having French doors opening to a South facing Balcony. The kitchen area is well fitted with a range of wall and base units, sink unit, split level oven…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice