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Year 5 disposal
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Weak
4.06% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£648/mo — heavily negative — needs monthly capital injection
- -3.8% 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
−£648/mo
You top up £648/mo
Price
£330K
No local sold comps to compare
Return · IRR
-3.8%/yr
Loses money over 5 years
Cash to get in
£196K
Deposit + fees + refurb
Return before costs on price 4.06%5-yr return on cash -17%Rent est. £1,117 (£974–£1,281)
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: £974–£1,281/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £82,499
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 (£61,805–£115,370 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £247,496.25 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£648
after mortgage, operating costs & tax
Rent in£1,117/mo gross
£1,074/mo collected · £43/mo lost to voids
Where it goes
£1,341Mortgage£381Costs
Outgoings exceed rent — you top up £648/mo
Mortgage£1,341
Costs£381
Management£112
Maintenance£67
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£8
Tax—
Shortfall−£648
Returns
Return before costs on price4.06%
Cash return on cash-3.97%
Gross margin£693
Cash needed£196,006
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £13,404 | £4,575 | £16,087 | £0 | £0 | -£7,258 | -£7,258 |
| Year 2 | £13,806 | £4,712 | £16,087 | £0 | £0 | -£6,993 | -£14,251 |
| Year 3 | £14,220 | £4,853 | £16,087 | £0 | £0 | -£6,720 | -£20,971 |
| Year 4 | £14,647 | £4,999 | £16,087 | £0 | £0 | -£6,439 | -£27,410 |
| Year 5 | £15,086 | £5,149 | £16,087 | £0 | £0 | -£6,150 | -£33,560 |
Disposal gain (gross)-£82,319
CGT£0
Net Disposal proceeds£355,233
What we verified
What we verified
41074 ok · 1 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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 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 profileFamily let
Tenant profilelikely cohortDH1 5RA · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 20.2 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 · 2-bath · 1010 sqft
£29k–£56k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£7,070–£13,130
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,110–£21,210
Guide rates · UK May 2026
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 history0d on marketno cuts yet
Strategy matrix
Refurb & refinance wins — -£640/mo · £4/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 4.06% | -£648 | £196,006 | -17.1% | Low | Feasible |
| Housing-benefit rent | 1.72% | -£1,200 | £196,006 | -35.3% | Med | Feasible |
| Council lease | 1.72% | -£1,093 | £196,006 | -33.0% | Low | Feasible |
| ⭐ Refurb & refinance | 4.06% | -£640 | £245,469 | -13.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£199 | £470,515 | -15% | Med | Feasible |
| Rent by the room | 7.09% | -£644 | £196,006 | -13.4% | — | 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
+£309/mo cash flow vs Rent it out if converted to Rent by the room
8.73% Return before costs on price converted vs 4.06% as-is
As-is Rent it out
Monthly profit-£585
Return before costs on price4.06%
Cash needed£94,397
If converted to Rent by the room
Monthly profit-£276
Return before costs on price8.73%
Cash needed£110,397
Δ vs Rent it out Monthly profit+£309
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
£57,890–£104,740full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- Rewire£4,040–£7,070
- Replumb£3,030–£6,060
- Windows£10,100–£18,180
- Paint + decor£8,080–£13,130
- Flooring£12,120–£21,210
Comparables
sold within 0.5 miLoading 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 & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- OutstandingFramwellgate Moor Primary SchoolPrimary · Community school · DH1 5BG
- GoodSt Godric's Catholic Primary School, DurhamPrimary · Academy converter · DH1 5LZ
- Not ratedNew College Durham16 plus · Further education · DH1 5ES
- Not ratedDurham Trinity School & Sports CollegeNot applicable · Community special school · DH1 5WB
- Not ratedDurham Newton Hall Infants' SchoolPrimary · Community school · DH1 5LP
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£13,404
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£7,773
Exit costs
Projected sale price (5y · 2%/yr growth)£364,341
Capital gain (pre-CGT)£34,346
Sale costs (~2.5%)£9,109
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-£33,560
Rates as of Oct 2024
Acquisition costs
£196,006cash neededPurchase price£329,995
Deposit (25%)£82,499
Stamp duty+5% additional-property surcharge£23,000
Refurb£82,407
Legal + survey£2,150
Mortgage fees£5,950
Total cash neededdeposit + costs (loan covers the rest)£196,006
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Plot 216 (The Perilla) - priced at £329,995
Choose a home that’s meant to be yours Ready to celebrate in style? Save thousands to spend however you choose on selected Bellway plots* – upgrades, deposit, Stamp Duty, the choice is entirely yours.
*Available on selected plots only. Terms and conditions apply. For full T&Cs visit
About the Home The Perilla is a stylish 3-bedroom semi-detached home, cleverly designed to make superb use of its interior space and incorporate man…
Floor plans
Listing metazoopla · Bellway - The Green at DH1
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£648
Cash needed
£196K
Return after costs
-3.97%
IRR
-3.75%
"The Perilla" at Lanchester Road, Sniperley Farm DH1
semi-detached · 3 bed · 1,010 sqft
£329,995
est £1,117 · 4.06% gross
1 / 11
0/100
Marginal
4.06% — verify the rent + comps locally.
4.06% Return before costs — around the area average for this property type.
Monthly profit −£648/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£330K
Return before costs
4.06%
est rent £1,117/monot enough comparablesRange £974–£1,281/mo (Q1–Q3)
Bedrooms
3
— 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: £974–£1,281/mo · n=11
Financing
DepositYour cash in — the rest is the mortgage25% · £82,499
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 (£61,805–£115,370 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £247,496.25 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£648
after mortgage, operating costs & tax
Rent in£1,117/mo gross
£1,074/mo collected · £43/mo lost to voids
Where it goes
£1,341Mortgage£381Costs
Outgoings exceed rent — you top up £648/mo
Mortgage£1,341
Costs£381
Management£112
Maintenance£67
Insurance£28
CapEx reserve£56
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£8
Tax—
Shortfall−£648
Returns
Return before costs on price4.06%
Cash return on cash-3.97%
Gross margin£693
Cash needed£196,006
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.80
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 | £13,404 | £4,575 | £16,087 | £0 | £0 | -£7,258 | -£7,258 |
| Year 2 | £13,806 | £4,712 | £16,087 | £0 | £0 | -£6,993 | -£14,251 |
| Year 3 | £14,220 | £4,853 | £16,087 | £0 | £0 | -£6,720 | -£20,971 |
| Year 4 | £14,647 | £4,999 | £16,087 | £0 | £0 | -£6,439 | -£27,410 |
| Year 5 | £15,086 | £5,149 | £16,087 | £0 | £0 | -£6,150 | -£33,560 |
Rent by the room upside
What we verified
4107
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,217
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£33,560
Acquisition costs
25% deposit£82,499
Stamp duty£23,000
Refurb£82,407
Legal + survey£2,150
Mortgage + broker£5,950
Cash needed£196,006
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
Plot 216 (The Perilla) - priced at £329,995
Choose a home that’s meant to be yours Ready to celebrate in style? Save thousands to spend however you choose on selected Bellway plots* – upgrades, deposit, Stamp Duty, the choice is entirely yours.
*Available on selected plots only. Terms and conditions apply. For full T&Cs visit
About the Home The Perilla is a stylish 3-bedroom semi-detached home, cleverly designed to make superb use of its interior space and incorporate man…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice