Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 28
26/ 100
Weak
6.57% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£146/mo — mildly negative — equity build may cover
- -2.9% 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.
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£146/mo
You top up £146/mo
Price vs market
Above comparable sales
+7% vs 12 sold
Return · IRR
-2.9%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Price £130KReturn before costs on price 6.57%5-yr return on cash -10%Rent est. £712 (£664–£763)
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: £664–£763/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £32,488
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 (£8,522–£15,907 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,462.5 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
-£146
after mortgage, operating costs & tax
Rent in£712/mo gross
£685/mo collected · £27/mo lost to voids
Where it goes
£528Mortgage£303Costs
Outgoings exceed rent — you top up £146/mo
Mortgage£528
Costs£303
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£146
Returns
Return before costs on price6.57%
Cash return on cash-3.19%
Gross margin£382
Cash needed£55,096
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
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 | £8,544 | £3,637 | £6,335 | £0 | £0 | -£1,428 | -£1,428 |
| Year 2 | £8,800 | £3,746 | £6,335 | £0 | £0 | -£1,280 | -£2,708 |
| Year 3 | £9,064 | £3,858 | £6,335 | £0 | £0 | -£1,129 | -£3,837 |
| Year 4 | £9,336 | £3,974 | £6,335 | £0 | £0 | -£973 | -£4,810 |
| Year 5 | £9,616 | £4,093 | £6,335 | £0 | £0 | -£812 | -£5,621 |
Disposal gain (gross)-£9,721
CGT£0
Net Disposal proceeds£139,888
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
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 cohortSR5 3AQ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 12.8 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 history87d on marketno cuts yet
Strategy matrix
Short-stay let / Airbnb wins — +£224/mo · £267/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.57% | -£146 | £55,096 | -10.2% | Low | Feasible |
| Housing-benefit rent | 4.38% | -£372 | £55,096 | -35.3% | Med | Feasible |
| Council lease | 6.57% | -£43 | £55,096 | -1.5% | Low | Feasible |
| Refurb & refinance | 6.57% | -£146 | £66,138 | -8.5% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 15.94% | +£224 | £55,096 | 29.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £154,154 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- Scheme type:
- PSL
- Premium:
- +1200% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 let36% occupancy
£159/night ADR
Based on 8 short-let comps nearby
Rent by the room conversion upside
+£542/mo cash flow vs Rent it out if converted to Rent by the room
22.16% Return before costs on price converted vs 6.57% as-is
🔓 +1 bedroom potential
medium confidence2 → 3 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 4 habitable rooms (2 beds + 2 reception(s)) in 69 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 3 lettable rooms; sized to Sunderland adopted standard (6.51/10.22 m²; Guidance for Landlords on HMO Standards in Sunderland (c.2021)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
2 → 3 bed HMO+1 single
Sized to Sunderland's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
As-is Rent it out
Monthly profit-£133
Return before costs on price6.57%
Cash needed£44,386
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.16%
Cash needed£60,386
Δ vs Rent it out Monthly profit+£542
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
£42,962–£77,970full refurb + room split
⚠️ Capped at 60% of £129,950 asking (£77,970). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,488–£16,977
- 1 × bathroom£5,630–£10,322
- Rewire£3,118–£5,457
- Replumb£2,339–£4,677
- Windows£7,796–£14,032
- Paint + decor£6,236–£10,134
- Flooring£9,355–£16,371
Comparables
sold within 0.5 miWide · CV 34.8%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
- GoodCastletown Primary SchoolPrimary · Community school · SR5 3EQ
- GoodCastle View Enterprise AcademySecondary · Academy sponsor led · SR5 3DX
- Not ratedEducation and Services for People with AutismNot applicable · Special post 16 institution · SR5 3RL
- Not ratedTrinity Academy New BridgeNot applicable · Academy special sponsor led · SR5 3NF
- Not ratedHylton Castle Primary SchoolPrimary · Community school · SR5 3RE
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£8,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,756
Exit costs
Projected sale price (5y · 2%/yr growth)£143,475
Capital gain (pre-CGT)£13,525
Sale costs (~2.5%)£3,587
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-£5,621
Rates as of Oct 2024
Acquisition costs
£55,096cash neededPurchase price£129,950
Deposit (25%)£32,488
Stamp duty+5% additional-property surcharge£6,597
Refurb£11,362
Legal + survey£1,700
Mortgage fees£2,949
Total cash neededdeposit + costs (loan covers the rest)£55,096
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Occupying a highly sought after position on a quiet cul-de-sac just off North View and within close proximity the Dene, this popular semi detached home sits in a corner plot and offers potential for an extension to the side (subject to the appropriate planning approval). Internal accommodation entrance porch, hall, lounge, dining room, kitchen, two double size first floor bedrooms and a bathroom whilst features of note include gas central heating and double glazing. Externall…
Floor plans
Listing metazoopla · Peter Heron - Sunderland
About this listing
87 days · ZooplaPrice history
5-year price trend
Monthly profit
−£146
Cash needed
£55K
Return after costs
-3.19%
IRR
-2.94%
Listed 87d ago
The Villas, Castletown, Sunderland SR5
semi-detached · 2 bed · 1 bath
£129,950
est £712 · 6.57% gross
1 / 28
26/100
Marginal
6.57% — verify the rent + comps locally.
6.57% Return before costs — around the area average for this property type.
Monthly profit −£146/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£130K
7% above sold comps
Return before costs
6.57%
est rent £712/monot enough comparablesRange £664–£763/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
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: £664–£763/mo · n=36
Financing
DepositYour cash in — the rest is the mortgage25% · £32,488
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 (£8,522–£15,907 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,462.5 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
-£146
after mortgage, operating costs & tax
Rent in£712/mo gross
£685/mo collected · £27/mo lost to voids
Where it goes
£528Mortgage£303Costs
Outgoings exceed rent — you top up £146/mo
Mortgage£528
Costs£303
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£146
Returns
Return before costs on price6.57%
Cash return on cash-3.19%
Gross margin£382
Cash needed£55,096
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.30
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- Scheme type:
- PSL
- Premium:
- +1200% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
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 | £8,544 | £3,637 | £6,335 | £0 | £0 | -£1,428 | -£1,428 |
| Year 2 | £8,800 | £3,746 | £6,335 | £0 | £0 | -£1,280 | -£2,708 |
| Year 3 | £9,064 | £3,858 | £6,335 | £0 | £0 | -£1,129 | -£3,837 |
| Year 4 | £9,336 | £3,974 | £6,335 | £0 | £0 | -£973 | -£4,810 |
| Year 5 | £9,616 | £4,093 | £6,335 | £0 | £0 | -£812 | -£5,621 |
Rent by the room upside
What we verified
3207
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▾
EPCPostcode estimate — check the registerNot stated on the listing
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 34.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,267
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£5,621
Acquisition costs
25% deposit£32,488
Stamp duty£6,597
Refurb£11,362
Legal + survey£1,700
Mortgage + broker£2,949
Cash needed£55,096
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
Occupying a highly sought after position on a quiet cul-de-sac just off North View and within close proximity the Dene, this popular semi detached home sits in a corner plot and offers potential for an extension to the side (subject to the appropriate planning approval). Internal accommodation entrance porch, hall, lounge, dining room, kitchen, two double size first floor bedrooms and a bathroom whilst features of note include gas central heating and double glazing. Externall…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice