Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 34
84/ 100
Strong
15.01% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Monthly profit +£306/mo from completion — the no.1 reason to invest
- 10.18% return before costs — above-market
- 15.0% Rent by the room return before costs (net 7.37% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£306/mo
Pays you every month, net of costs
Price vs market
Above comparable sales
+81% vs 12 sold
Return · IRR
4.6%/yr
Modest annualised return
Cash to get in
£93K
Deposit + fees + refurb
Price £200KReturn before costs on price · Rent by the room 15.01%5-yr return on cash 27%Rent est. £1,697 (£1,442–£1,997)
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: £1,442–£1,997/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£19,416–£36,243 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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
+£306
after mortgage, operating costs & tax
Rent in£1,697/mo gross
£1,632/mo collected · £65/mo lost to voids
Where it goes
£813Mortgage£442Costs£306Your profit
£306/mo left as profit · 19% of rent kept
Mortgage£813
Costs£442
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£5
Ltd co. accounts£104
Tax£72
Profit+£306
Returns
Return before costs on price10.18%
Cash return on cash3.94%
Gross margin£1,190
Cash needed£93,088
Monthly profit payback25y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
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 | £20,364 | £5,302 | £9,750 | £0 | £1,009 | £4,303 | £4,303 |
| Year 2 | £20,975 | £5,461 | £9,750 | £0 | £1,095 | £4,669 | £8,973 |
| Year 3 | £21,604 | £5,624 | £9,750 | £0 | £1,184 | £5,046 | £14,018 |
| Year 4 | £22,252 | £5,793 | £9,750 | £0 | £1,275 | £5,434 | £19,452 |
| Year 5 | £22,920 | £5,967 | £9,750 | £0 | £1,369 | £5,834 | £25,286 |
Disposal gain (gross)-£23,792
CGT£0
Net Disposal proceeds£215,296
What we verified
What we verified
51065 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortSR2 0QS · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
Northumbria · 19.9 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 1-bath · 1808 sqft
£40k–£77k
£ per sqft
building cost only
£22–£42
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£12,656–£23,504
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£19,888–£37,968
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history64d on marketno cuts yet
Strategy matrix
Council lease wins — +£500/mo · £194/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 | 10.18% | +£306 | £93,088 | 27.2% | Low | Feasible |
| Housing-benefit rent | 4.19% | -£479 | £93,088 | -25.9% | Med | Feasible |
| ⭐ Council lease | 10.18% | +£500 | £93,088 | 36.9% | Low | Feasible |
| Refurb & refinance | 10.18% | +£306 | £113,443 | 22.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £249,443 | -3% | Med | Feasible |
| Rent by the room | 15.01% | -£894 | £143,088 | -29.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £698
- 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
Rent by the room conversion upside
-£131/mo cash flow vs Rent it out if converted to Rent by the room
14.40% Return before costs on price converted vs 10.18% as-is
🔓 +2 bedrooms potential
medium confidenceUnlocks ~£12,010/yr extra rent
5 → 7 lettable rooms · ~8.9% gross at max
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 8 habitable rooms (5 beds + 3 reception(s)) in 148 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 7 lettable rooms (2 double, 0 single); sized to Sunderland adopted standard (6.51/10.22 m²; Guidance for Landlords on HMO Standards in Sunderland (c.2021)); kitchen 7.0 m² is below the ~11.0 m² standard for 7 occupants — extend/relocate kitchen within the works; FULL REFURB (split 1 large room(s) into 10.22 m²+ doubles) → up to 8 rooms (ceiling, subject to windows/layout/planning); adds ~£1,001/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 7 bed HMOuplift 10.18% → 8.94%
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.
Room mix (5 lettable rooms)
3× Double @ £512/mo1× Single @ £410/mo1× En-suite @ £557/mo
≈ £2,502/mo gross room income
As-is Rent it out
Monthly profit+£318
Return before costs on price10.18%
Cash needed£61,898
If converted to Rent by the room
Monthly profit+£187
Return before costs on price14.40%
Cash needed£77,898
Δ vs Rent it out Monthly profit-£131
+2 rooms (7 total)
Monthly profit+£833
Return before costs on price21.02%
Cash needed£97,898
Extra rent+£1,001/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,093–£120,000full refurb + room split
⚠️ Capped at 60% of £200,000 asking (£120,000). Raw model: £81,566–£145,885. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,255–£14,510
- 1 × bathroom£4,812–£8,822
- Rewire£5,949–£10,410
- Replumb£4,462–£8,923
- Windows£14,872–£26,770
- Paint + decor£11,898–£19,334
- Flooring£17,846–£31,231
Based on 967 HMO comps within 4.4 km
Comparables
sold within 0.5 miWide · CV 27.5%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
- GoodRyhope Junior SchoolPrimary · Community school · SR2 0RT
- GoodSt Patrick's Catholic Primary School, RyhopePrimary · Academy converter · SR2 0RQ
- Not ratedRyhope Infant School AcademyPrimary · Academy converter · SR2 0RT
- Not ratedSt Paul's CofE Primary SchoolPrimary · Voluntary controlled school · SR2 0LW
- Not ratedVenerable Bede Church of England AcademySecondary · Academy converter · SR2 0SX
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£20,364
Section 24 credit£0
Annual tax due£1,009
Post-tax Monthly profit annual£3,520
Exit costs
Projected sale price (5y · 2%/yr growth)£220,816
Capital gain (pre-CGT)£20,816
Sale costs (~2.5%)£5,520
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£25,286
Rates as of Oct 2024
Acquisition costs
£93,088cash neededPurchase price£200,000
Deposit (25%)£50,000
Stamp duty+5% additional-property surcharge£11,500
Refurb£25,888
Legal + survey£1,700
Mortgage fees£4,000
Total cash neededdeposit + costs (loan covers the rest)£93,088
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
new instruction, must be viewed to arrange A viewing please call our offices from 7AM to 11PM 7 days A week!
5 bedroom terrace family home - ideal for growing families, not to be missed, well presented throughout.
Entrance hallway, spacious kitchen, open plan sitting room & dining room, living room, 5 great sized bedrooms and a spacious modern family bathroom with separate w/c.
Great size rear garden, popular location close to numerous local amenities including shops, sch…
Floor plans
Listing metazoopla · New Home Agents
About this listing
64 days · ZooplaPrice history
5-year price trend
Monthly profit
+£306
Cash needed
£93K
Return after costs
3.94%
IRR
4.58%
Listed 64d ago
Grey Terrace, Ryhope, Sunderland SR2
terraced · 5 bed · 1 bath · 1,808 sqft
£200,000
est £1,697 · 10.18% gross
EPC D
1 / 34
84/100
Strong
15.01% Rent by the room strategy — market rent unverified, verify locally.
Monthly profit +£306/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.18% Return before costs — above-market
15.0% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£200K
81% above sold comps
Return before costs (best)
15.01%
Rent by the room
Bedrooms
5
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: £1,442–£1,997/mo · n=1
Financing
DepositYour cash in — the rest is the mortgage25% · £50,000
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 (£19,416–£36,243 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £150,000 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
+£306
after mortgage, operating costs & tax
Rent in£1,697/mo gross
£1,632/mo collected · £65/mo lost to voids
Where it goes
£813Mortgage£442Costs£306Your profit
£306/mo left as profit · 19% of rent kept
Mortgage£813
Costs£442
Management£170
Maintenance£50
Insurance£28
CapEx reserve£85
Voids + council tax£5
Ltd co. accounts£104
Tax£72
Profit+£306
Returns
Return before costs on price10.18%
Cash return on cash3.94%
Gross margin£1,190
Cash needed£93,088
Monthly profit payback25y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.01
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £698
- 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 | £20,364 | £5,302 | £9,750 | £0 | £1,009 | £4,303 | £4,303 |
| Year 2 | £20,975 | £5,461 | £9,750 | £0 | £1,095 | £4,669 | £8,973 |
| Year 3 | £21,604 | £5,624 | £9,750 | £0 | £1,184 | £5,046 | £14,018 |
| Year 4 | £22,252 | £5,793 | £9,750 | £0 | £1,275 | £5,434 | £19,452 |
| Year 5 | £22,920 | £5,967 | £9,750 | £0 | £1,369 | £5,834 | £25,286 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 27.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,950
Annual rental tax£861
CGT yr 5£0 · company level
5y net total£25,286
Acquisition costs
25% deposit£50,000
Stamp duty£11,500
Refurb£25,888
Legal + survey£1,700
Mortgage + broker£4,000
Cash needed£93,088
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
new instruction, must be viewed to arrange A viewing please call our offices from 7AM to 11PM 7 days A week!
5 bedroom terrace family home - ideal for growing families, not to be missed, well presented throughout.
Entrance hallway, spacious kitchen, open plan sitting room & dining room, living room, 5 great sized bedrooms and a spacious modern family bathroom with separate w/c.
Great size rear garden, popular location close to numerous local amenities including shops, sch…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice