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Year 5 disposal
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25/ 100
Weak
7.52% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.52% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (106 yrs) — no short-lease drag
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£232/mo — significantly negative — real recurring drain
- -5.0% 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
−£232/mo
You top up £232/mo
Price vs market
Above comparable sales
+37% vs 12 sold
Return · IRR
-5.0%/yr
Loses money over 5 years
Cash to get in
£55K
Deposit + fees + refurb
Price £130KReturn before costs on price 7.52%5-yr return on cash -20%Rent est. £814 (£790–£839)
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: £790–£839/mo · n=97
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
-£232
after mortgage, operating costs & tax
Rent in£814/mo gross
£783/mo collected · £31/mo lost to voids
Where it goes
£528Mortgage£487Costs
Outgoings exceed rent — you top up £232/mo
Mortgage£528
Costs£487
Management£81
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£5
Service charge + ground rent£163
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£232
Returns
Return before costs on price7.52%
Cash return on cash-5.09%
Gross margin£296
Cash needed£54,798
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
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 | £9,768 | £5,846 | £6,335 | £0 | £0 | -£2,413 | -£2,413 |
| Year 2 | £10,061 | £6,021 | £6,335 | £0 | £0 | -£2,295 | -£4,708 |
| Year 3 | £10,363 | £6,202 | £6,335 | £0 | £0 | -£2,174 | -£6,882 |
| Year 4 | £10,674 | £6,388 | £6,335 | £0 | £0 | -£2,049 | -£8,931 |
| Year 5 | £10,994 | £6,579 | £6,335 | £0 | £0 | -£1,920 | -£10,851 |
Disposal gain (gross)-£9,423
CGT£0
Net Disposal proceeds£139,888
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold106 yr
Tenure & planning106 yr
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 cohortDH1 2QD · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 22 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 · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history85d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£226/mo · £6/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 | 7.52% | -£232 | £54,798 | -19.8% | Low | Feasible |
| Housing-benefit rent | 3.68% | -£594 | £54,798 | -62.0% | Med | Feasible |
| Council lease | 3.68% | -£506 | £54,798 | -55.3% | Low | Feasible |
| ⭐ Refurb & refinance | 7.52% | -£226 | £65,601 | -16.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£354 | £153,617 | 1% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% 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
Rent by the room conversion upside
+£459/mo cash flow vs Rent it out if converted to Rent by the room
22.16% Return before costs on price converted vs 7.52% as-is
As-is Rent it out
Monthly profit-£50
Return before costs on price7.52%
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+£459
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
Uncertain · 43% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£42,912–£77,970full refurb + room split
⚠️ Capped at 60% of £129,950 asking (£77,970). Raw model: £50,490–£91,740. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,496–£14,992
- 2 × bathroom£9,944–£18,230
- Rewire£2,754–£4,819
- Replumb£2,065–£4,131
- Windows£6,884–£12,392
- Paint + decor£5,507–£8,949
- Flooring£8,261–£14,457
Comparables
sold within 0.5 miWide · CV 33.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBelmont Cheveley Park Primary SchoolPrimary · Community school · DH1 2TX
- GoodBelmont CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2AG
- GoodLaurel Avenue Community Primary SchoolPrimary · Community school · DH1 2EY
- GoodShincliffe CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2PN
- GoodSt Thomas More Primary School, BelmontPrimary · Academy converter · DH1 2AQ
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£9,768
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,788
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-£10,851
Rates as of Oct 2024
Acquisition costs
£54,798cash neededPurchase price£129,950
Deposit (25%)£32,488
Stamp duty+5% additional-property surcharge£6,597
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,949
Total cash neededdeposit + costs (loan covers the rest)£54,798
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Available for sale with no chain involved, this superb apartment within this well maintained development, is finished to a high standard and offers impressive living accommodation throughout. Viewing is essential for full appreciation.
Accessed via a secure entry system, the well maintained communal area gives access to the property which is located on the second floor of the building. The welcoming hallway with storage cupboard leads in to a fantastic open plan living space…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DH1 · same beds + typeMedian nearby: £850/mo · 20 of 20 already let+£36 vs our est
- River Court - DH1Let2b£2,250/moMay 2026
- Harrison House - DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DurhamLet2b£800/moMay 2026
- Monument Court, Nevilles CrossLet2b£390/moMay 2026
- Pickering Place, Durham, County Durha…Let2b£700/moMay 2026
- Middleham Road, Durham, DH1Let2b£900/moMay 2026
- Chillingham Road, Newton Hall, DH1 5NALet2b£675/moMay 2026
- Edmunds Vale, Durham City, DH1 1BWLet2b£1,800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Highgate, Durham, DH1Let2b£1,250/moMay 2026
- Barrington Close, Durham, DH1Let2b£1,100/moMay 2026
- Edmunds Vale, Durham, DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- High Street, Carville, Durham, DH1 1ASLet2b£750/moMay 2026
- Barrington Close, Durham, DH1 5BXLet2b£950/moMay 2026
- Taylor Court, Carrville, DH1 1ELLet2b£900/moMay 2026
- Grange Court, Carrville, Durham, Durh…Let2b£750/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- Old Dryburn Way, North End, DurhamLet2b£900/moMay 2026
Other deals nearby
DH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Venture Properties
About this listing
85 days · ZooplaPrice history
5-year price trend
Monthly profit
−£232
Cash needed
£55K
Return after costs
-5.09%
IRR
-5.03%
Listed 85d ago
Broomside Lane, Belmont, Durham DH1
flat · 2 bed · 2 bath
£129,950
est £814 · 7.52% gross
Chain freeLeasehold 106yrEPC C
1 / 16
25/100
Marginal
7.52% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.52% Return before costs — above-market
Chain free
Price
£130K
37% above sold comps
Return before costs
7.52%
est rent £814/monot enough comparablesRange £790–£839/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: £790–£839/mo · n=97
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 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
-£232
after mortgage, operating costs & tax
Rent in£814/mo gross
£783/mo collected · £31/mo lost to voids
Where it goes
£528Mortgage£487Costs
Outgoings exceed rent — you top up £232/mo
Mortgage£528
Costs£487
Management£81
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£5
Service charge + ground rent£163
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£232
Returns
Return before costs on price7.52%
Cash return on cash-5.09%
Gross margin£296
Cash needed£54,798
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.48
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% 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 | £9,768 | £5,846 | £6,335 | £0 | £0 | -£2,413 | -£2,413 |
| Year 2 | £10,061 | £6,021 | £6,335 | £0 | £0 | -£2,295 | -£4,708 |
| Year 3 | £10,363 | £6,202 | £6,335 | £0 | £0 | -£2,174 | -£6,882 |
| Year 4 | £10,674 | £6,388 | £6,335 | £0 | £0 | -£2,049 | -£8,931 |
| Year 5 | £10,994 | £6,579 | £6,335 | £0 | £0 | -£1,920 | -£10,851 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining106 yr
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
Ground rentDoubling clauses kill mortgageability£150/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 miWide · CV 33.5%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-£10,851
Acquisition costs
25% deposit£32,488
Stamp duty£6,597
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,949
Cash needed£54,798
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
Available for sale with no chain involved, this superb apartment within this well maintained development, is finished to a high standard and offers impressive living accommodation throughout. Viewing is essential for full appreciation.
Accessed via a secure entry system, the well maintained communal area gives access to the property which is located on the second floor of the building. The welcoming hallway with storage cupboard leads in to a fantastic open plan living space…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice