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Year 5 disposal
BMV -25%
⊞ View all 12
85/ 100
Strong
8.71% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.71% return before costs — above-market
- Priced below market -25% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£55/mo
Barely breaks even each month
Price vs market
Below market value
-25% vs 12 sold · interior unseen
Return · IRR
1.5%/yr
Modest annualised return
Cash left in
£23K
Stays in after refinancing at value
Price £140KCash to buy £58KReturn before costs on price 8.71%5-yr return on cash 12%Rent est. £1,016 (£944–£1,093)
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: £944–£1,093/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£55
after mortgage, operating costs & tax
Rent in£1,016/mo gross
£977/mo collected · £39/mo lost to voids
Where it goes
£569Mortgage£341Costs
£55/mo left as profit · 6% of rent kept
Mortgage£569
Costs£341
Management£102
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£8
Tax£13
Profit+£55
Returns
Return before costs on price8.71%
Cash return on cash1.13%
Gross margin£636
Cash needed£57,864
Monthly profit payback88y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £12,192 | £4,088 | £6,825 | £0 | £243 | £1,036 | £1,036 |
| Year 2 | £12,558 | £4,210 | £6,825 | £0 | £289 | £1,233 | £2,270 |
| Year 3 | £12,934 | £4,337 | £6,825 | £0 | £337 | £1,436 | £3,705 |
| Year 4 | £13,323 | £4,467 | £6,825 | £0 | £386 | £1,645 | £5,350 |
| Year 5 | £13,722 | £4,601 | £6,825 | £0 | £436 | £1,860 | £7,210 |
Disposal gain (gross)-£9,057
CGT£0
Net Disposal proceeds£150,707
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 cohortDH1 1EP · 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 · 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 history0d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — +£61/mo · £7/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 | 8.71% | +£55 | £57,864 | 12.5% | Low | Feasible |
| Housing-benefit rent | 3.42% | -£458 | £57,864 | -43.4% | Med | Feasible |
| Council lease | 3.42% | -£367 | £57,864 | -36.7% | Low | Feasible |
| ⭐ Refurb & refinance | 8.71% | +£61 | £69,170 | 11.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £164,070 | 3% | 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
+£317/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 8.71% as-is
As-is Rent it out
Monthly profit+£61
Return before costs on price8.71%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£317
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
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
£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 64.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodDurham Gilesgate Primary SchoolPrimary · Community school · DH1 1PH
- Not ratedDurham Sixth Form Centre16 plus · Academy 16-19 converter · DH1 1SG
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£12,192
Section 24 credit£0
Annual tax due£243
Post-tax Monthly profit annual£567
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£7,210
Rates as of Oct 2024
Acquisition costs
£57,864cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£57,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Early viewing is essential to take advantage of the opportunity to purchase this extended, two bedroom house in a highly sought after location within Gilesgate. The property is located with easy access to Durham City, university buildings and a wide range of local amenities.
The living accommodation comprises to the ground floor of a welcoming entrance hall, living room which is currently used as a bedroom, large kitchen, conservatory and useful store room. To the first floo…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
DH1 · same beds + typeMedian nearby: £815/mo · 10 of 11 already let-£201 vs our est
- Douglas Villas, DurhamLet2b£1,000/moMay 2026
- Durham Terrace, Framwellgate Moor, Du…Let2b£823/moMay 2026
- Durham Terrace, Framwellgate Moor, Du…Let2b£823/moMay 2026
- Bek Road, Newton Hall, Durham, DH1Let2b£800/moMay 2026
- Bainbridge St, Durham, DH1Let2b£700/moMay 2026
- Elvet Waterside, Durham CityLet2b£570/moDec 2025
- Lambton Walk, Durham, County Durham,…2b£1,500/moDec 2025
- Bainbridge St, Durham, DH1Let2b£700/moMay 2026
- Roundhaven, Durham, County Durham DH1Let2b£875/moNov 2025
- Haven Court, Rosemount, Durham DH1Let2b£815/moJun 2025
- Pickering Place, Durham, County Durha…Let2b£775/moJun 2025
Listing metazoopla · Venture Properties
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£55
Cash needed
£58K
Return after costs
1.13%
IRR
1.49%
Wakenshaw Road, Gilesgate, Durham DH1
terraced · 2 bed · 1 bath
£140,000
est £1,016 · 8.71% gross
Priced below market
1 / 12
85/100
Strong
8.71% — verify the rent + comps locally.
Priced below market -25% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.71% Return before costs — above-market
Price
£140K
25% below sold comps
Return before costs
8.71%
est rent £1,016/monot enough comparablesRange £944–£1,093/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: £944–£1,093/mo · n=13
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£55
after mortgage, operating costs & tax
Rent in£1,016/mo gross
£977/mo collected · £39/mo lost to voids
Where it goes
£569Mortgage£341Costs
£55/mo left as profit · 6% of rent kept
Mortgage£569
Costs£341
Management£102
Maintenance£50
Insurance£20
CapEx reserve£51
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£8
Tax£13
Profit+£55
Returns
Return before costs on price8.71%
Cash return on cash1.13%
Gross margin£636
Cash needed£57,864
Monthly profit payback88y 3m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.72
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 | £12,192 | £4,088 | £6,825 | £0 | £243 | £1,036 | £1,036 |
| Year 2 | £12,558 | £4,210 | £6,825 | £0 | £289 | £1,233 | £2,270 |
| Year 3 | £12,934 | £4,337 | £6,825 | £0 | £337 | £1,436 | £3,705 |
| Year 4 | £13,323 | £4,467 | £6,825 | £0 | £386 | £1,645 | £5,350 |
| Year 5 | £13,722 | £4,601 | £6,825 | £0 | £436 | £1,860 | £7,210 |
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 64.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£154
CGT yr 5£0 · company level
5y net total£7,210
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£57,864
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
Early viewing is essential to take advantage of the opportunity to purchase this extended, two bedroom house in a highly sought after location within Gilesgate. The property is located with easy access to Durham City, university buildings and a wide range of local amenities.
The living accommodation comprises to the ground floor of a welcoming entrance hall, living room which is currently used as a bedroom, large kitchen, conservatory and useful store room. To the first floo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice