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Year 5 disposal
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0/ 100
Weak
4.02% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£491/mo — significantly negative — real recurring drain
- -4.1% 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
−£491/mo
You top up £491/mo
Price vs market
Above comparable sales
+14% vs 12 sold
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£129K
Deposit + fees + refurb
Price £225KReturn before costs on price 4.02%5-yr return on cash -20%Rent est. £754 (£706–£805)
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: £706–£805/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£491
after mortgage, operating costs & tax
Rent in£754/mo gross
£725/mo collected · £29/mo lost to voids
Where it goes
£914Mortgage£302Costs
Outgoings exceed rent — you top up £491/mo
Mortgage£914
Costs£302
Management£75
Maintenance£50
Insurance£28
CapEx reserve£38
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£491
Returns
Return before costs on price4.02%
Cash return on cash-4.56%
Gross margin£423
Cash needed£129,292
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
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 | £9,048 | £3,626 | £10,969 | £0 | £0 | -£5,546 | -£5,546 |
| Year 2 | £9,319 | £3,734 | £10,969 | £0 | £0 | -£5,384 | -£10,930 |
| Year 3 | £9,599 | £3,847 | £10,969 | £0 | £0 | -£5,216 | -£16,146 |
| Year 4 | £9,887 | £3,962 | £10,969 | £0 | £0 | -£5,044 | -£21,190 |
| Year 5 | £10,184 | £4,081 | £10,969 | £0 | £0 | -£4,866 | -£26,056 |
Disposal gain (gross)-£51,459
CGT£0
Net Disposal proceeds£242,208
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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
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 cohortTS9 6NT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of York · 60.5 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history86d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£944/mo · £1,436/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 | 4.02% | -£491 | £129,292 | -20.2% | Low | Feasible |
| Housing-benefit rent | 2.53% | -£753 | £129,292 | -32.7% | Med | Feasible |
| Council lease | 0.00% | -£1,096 | £129,292 | -51.4% | Low | Feasible |
| Refurb & refinance | 4.02% | -£491 | £162,029 | -16.1% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 20.72% | +£944 | £129,292 | 48.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £315,154 | -13% | 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 Teesside · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £474
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 let85% occupancy
£150/night ADR
Based on 3 short-let comps nearby
Rent by the room conversion upside
+£578/mo cash flow vs Rent it out if converted to Rent by the room
12.80% Return before costs on price converted vs 4.02% as-is
As-is Rent it out
Monthly profit-£470
Return before costs on price4.02%
Cash needed£68,148
If converted to Rent by the room
Monthly profit+£108
Return before costs on price12.80%
Cash needed£84,148
Δ vs Rent it out Monthly profit+£578
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
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miWide · CV 35.3%Med confidence
Loading 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
- GoodMarwood Church of England Voluntary Controlled Infant School, Great AytonPrimary · Voluntary controlled school · TS9 6NN
- GoodRoseberry AcademyPrimary · Academy converter · TS9 6EP
- Not ratedIngleby Greenhow Church of England Voluntary Controlled Primary SchoolPrimary · Voluntary controlled school · TS9 6LL
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£9,048
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£5,894
Exit costs
Projected sale price (5y · 2%/yr growth)£248,418
Capital gain (pre-CGT)£23,418
Sale costs (~2.5%)£6,210
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-£26,056
Rates as of Oct 2024
Acquisition costs
£129,292cash neededPurchase price£225,000
Deposit (25%)£56,250
Stamp duty+5% additional-property surcharge£13,250
Refurb£53,717
Legal + survey£1,700
Mortgage fees£4,375
Total cash neededdeposit + costs (loan covers the rest)£129,292
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated within the highly desirable village of Great Ayton, this charming two-bedroom terraced home on Sunnyfield offers a wonderful blend of character and modern living, making it ideal for a range of buyers.
The property opens into a welcoming living room, providing a cosy yet stylish space to relax and unwind. To the rear, a thoughtfully renovated kitchen offers a modern finish with a practical layout, creating a great space for both day-to-day living and entertaining. F…
Floor plans
Listing metazoopla · Bridgfords - Stokesley
About this listing
86 days · ZooplaPrice history
5-year price trend
Monthly profit
−£491
Cash needed
£129K
Return after costs
-4.56%
IRR
-4.14%
Listed 86d ago
Sunnyfield, Great Ayton, Middlesbrough, North Yorkshire TS9
terraced · 2 bed · 1 bath
£225,000
est £754 · 4.02% gross
EPC D
1 / 17
0/100
Marginal
4.02% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£225K
14% above sold comps
Return before costs
4.02%
est rent £754/monot enough comparablesRange £706–£805/mo (Q1–Q3)
Bedrooms
2
1 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
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: £706–£805/mo · n=16
Financing
DepositYour cash in — the rest is the mortgage25% · £56,250
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £168,750 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£491
after mortgage, operating costs & tax
Rent in£754/mo gross
£725/mo collected · £29/mo lost to voids
Where it goes
£914Mortgage£302Costs
Outgoings exceed rent — you top up £491/mo
Mortgage£914
Costs£302
Management£75
Maintenance£50
Insurance£28
CapEx reserve£38
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£491
Returns
Return before costs on price4.02%
Cash return on cash-4.56%
Gross margin£423
Cash needed£129,292
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.79
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 Teesside · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £474
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 | £9,048 | £3,626 | £10,969 | £0 | £0 | -£5,546 | -£5,546 |
| Year 2 | £9,319 | £3,734 | £10,969 | £0 | £0 | -£5,384 | -£10,930 |
| Year 3 | £9,599 | £3,847 | £10,969 | £0 | £0 | -£5,216 | -£16,146 |
| Year 4 | £9,887 | £3,962 | £10,969 | £0 | £0 | -£5,044 | -£21,190 |
| Year 5 | £10,184 | £4,081 | £10,969 | £0 | £0 | -£4,866 | -£26,056 |
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 typeFreehold
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 miWide · CV 35.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,194
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£26,056
Acquisition costs
25% deposit£56,250
Stamp duty£13,250
Refurb£53,717
Legal + survey£1,700
Mortgage + broker£4,375
Cash needed£129,292
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
Situated within the highly desirable village of Great Ayton, this charming two-bedroom terraced home on Sunnyfield offers a wonderful blend of character and modern living, making it ideal for a range of buyers.
The property opens into a welcoming living room, providing a cosy yet stylish space to relax and unwind. To the rear, a thoughtfully renovated kitchen offers a modern finish with a practical layout, creating a great space for both day-to-day living and entertaining. F…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice