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Year 5 disposal
BMV -7%
⊞ View all 19
34/ 100
Weak
6.62% return before costs — verify the rent + comps locally.
Why it works
- Priced below market -7% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£155/mo — mildly negative — equity build may cover
- -1.7% 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
−£155/mo
You top up £155/mo
Price vs market
Below market value
-7% vs 12 sold · interior unseen
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash left in
£79K
Stays in after refinancing at value
Price £230KCash to buy £92KReturn before costs on price 6.62%5-yr return on cash -4%Rent est. £1,269 (£1,023–£1,574)
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: £1,023–£1,574/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£155
after mortgage, operating costs & tax
Rent in£1,269/mo gross
£1,220/mo collected · £49/mo lost to voids
Where it goes
£934Mortgage£441Costs
Outgoings exceed rent — you top up £155/mo
Mortgage£934
Costs£441
Management£127
Maintenance£100
Insurance£28
CapEx reserve£63
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£155
Returns
Return before costs on price6.62%
Cash return on cash-2.01%
Gross margin£780
Cash needed£92,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
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 | £15,228 | £5,287 | £11,213 | £0 | £0 | -£1,272 | -£1,272 |
| Year 2 | £15,685 | £5,446 | £11,213 | £0 | £0 | -£973 | -£2,245 |
| Year 3 | £16,155 | £5,609 | £11,213 | £0 | £0 | -£666 | -£2,911 |
| Year 4 | £16,640 | £5,777 | £11,213 | £0 | £0 | -£350 | -£3,261 |
| Year 5 | £17,139 | £5,951 | £11,213 | £0 | £0 | -£24 | -£3,285 |
Disposal gain (gross)-£12,821
CGT£0
Net Disposal proceeds£247,590
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
Conversion approvability
Per-property planning assessment
Uncertain43% likely
Confidence: low
- 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
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 103 designated areas (~29k properties)
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 cohortDH6 1DA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 22.2 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
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 history9d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£145/mo · £10/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 | 6.62% | -£155 | £92,361 | -3.6% | Low | Feasible |
| Housing-benefit rent | 2.47% | -£830 | £92,361 | -51.0% | Med | Feasible |
| Council lease | 2.47% | -£720 | £92,361 | -45.9% | Low | Feasible |
| ⭐ Refurb & refinance | 6.62% | -£145 | £109,905 | -2.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £266,455 | 4% | Med | Feasible |
| Rent by the room | 8.12% | -£533 | £92,361 | -24.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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
+£164/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.62% as-is
🔓 +2 bedrooms potential
medium confidence3 → 5 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 6 habitable rooms (3 beds + 3 reception(s)); convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to County Durham adopted standard (6.51/10.22 m²; Durham CC Standards for Shared Houses (Category B)); loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles
HMO licence
Sized to County Durham'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-£72
Return before costs on price6.62%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£164
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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
£51,300–£92,715full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
Comparables
sold within 0.5 miWide · CV 15.2%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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodElemore Hall SchoolNot applicable · Community special school · DH6 1QD
- Not ratedLudworth Primary SchoolPrimary · Community school · DH6 1LZ
- Not ratedPittington Primary SchoolPrimary · Community school · DH6 1AF
- Not ratedSherburn Primary SchoolPrimary · Community school · DH6 1DU
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£15,228
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,857
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£3,285
Rates as of Oct 2024
Acquisition costs
£92,361cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+5% additional-property surcharge£13,600
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£92,361
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Venture Properties are delighted to offer for sale with no chain, this three bedroom detached family home situated in a cul de sac position within the highly regarded location of Priors Grange. Occupying a generous plot with ample off street parking and lots of potential to further extend if required, the property has many appealing features and must be viewed to be appreciated.
This spacious floor plan which has a ground floor extension to the front comprises of an entrance…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
DH6 · same beds + typeMedian nearby: £995/mo · 1 of 1 already let-£274 vs our est
- Philip Avenue, Bowburn, DurhamLet3b£995/moMay 2026
Listing metazoopla · Venture Properties
About this listing
9 days · ZooplaPrice history
5-year price trend
Monthly profit
−£155
Cash needed
£92K
Return after costs
-2.01%
IRR
-1.68%
Listed 9d ago
Priors Grange, High Pittington, Durham DH6
detached · 3 bed · 1 bath
£230,000
est £1,269 · 6.62% gross
Chain freeEPC D
Priced below market
1 / 19
34/100
Marginal
6.62% — verify the rent + comps locally.
Priced below market -7% vs 12 nearby sold (last 12 mo)
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£230K
7% below sold comps
Return before costs
6.62%
est rent £1,269/monot enough comparablesRange £1,023–£1,574/mo (Q1–Q3)
Bedrooms
3
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: £1,023–£1,574/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£155
after mortgage, operating costs & tax
Rent in£1,269/mo gross
£1,220/mo collected · £49/mo lost to voids
Where it goes
£934Mortgage£441Costs
Outgoings exceed rent — you top up £155/mo
Mortgage£934
Costs£441
Management£127
Maintenance£100
Insurance£28
CapEx reserve£63
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£10
Tax—
Shortfall−£155
Returns
Return before costs on price6.62%
Cash return on cash-2.01%
Gross margin£780
Cash needed£92,361
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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 | £15,228 | £5,287 | £11,213 | £0 | £0 | -£1,272 | -£1,272 |
| Year 2 | £15,685 | £5,446 | £11,213 | £0 | £0 | -£973 | -£2,245 |
| Year 3 | £16,155 | £5,609 | £11,213 | £0 | £0 | -£666 | -£2,911 |
| Year 4 | £16,640 | £5,777 | £11,213 | £0 | £0 | -£350 | -£3,261 |
| Year 5 | £17,139 | £5,951 | £11,213 | £0 | £0 | -£24 | -£3,285 |
Rent by the room upside
What we verified
5106
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 15.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,285
Acquisition costs
25% deposit£57,500
Stamp duty£13,600
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£92,361
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
Venture Properties are delighted to offer for sale with no chain, this three bedroom detached family home situated in a cul de sac position within the highly regarded location of Priors Grange. Occupying a generous plot with ample off street parking and lots of potential to further extend if required, the property has many appealing features and must be viewed to be appreciated.
This spacious floor plan which has a ground floor extension to the front comprises of an entrance…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice