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Year 5 disposal
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40/ 100
Caution
8.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.03% return before costs — above-market
- 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)
- Monthly profit −£87/mo — mildly negative — equity build may cover
- -4.1% 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
−£87/mo
You top up £87/mo
Price
£80K
No local sold comps to compare
Return · IRR
-4.1%/yr
Loses money over 5 years
Cash to get in
£29K
Deposit + fees + refurb
Return before costs on price 8.03%5-yr return on cash -10%Rent est. £535 (£499–£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: £499–£574/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £59,962.5 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£87
after mortgage, operating costs & tax
Rent in£535/mo gross
£514/mo collected · £21/mo lost to voids
Where it goes
£325Mortgage£277Costs
Outgoings exceed rent — you top up £87/mo
Mortgage£325
Costs£277
Management£54
Maintenance£67
Insurance£20
CapEx reserve£27
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£87
Returns
Return before costs on price8.03%
Cash return on cash-3.56%
Gross margin£238
Cash needed£29,310
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
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 | £6,420 | £3,318 | £3,898 | £0 | £0 | -£796 | -£796 |
| Year 2 | £6,613 | £3,418 | £3,898 | £0 | £0 | -£703 | -£1,498 |
| Year 3 | £6,811 | £3,520 | £3,898 | £0 | £0 | -£607 | -£2,105 |
| Year 4 | £7,015 | £3,626 | £3,898 | £0 | £0 | -£508 | -£2,613 |
| Year 5 | £7,226 | £3,734 | £3,898 | £0 | £0 | -£406 | -£3,019 |
Disposal gain (gross)-£1,009
CGT£0
Net Disposal proceeds£86,064
What we verified
What we verified
42054 ok · 2 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
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 profileMixed demand
Tenant profilelikely cohortSR2 9NP · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 18.4 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
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
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
Council lease wins — -£8/mo · £79/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 | 8.03% | -£87 | £29,310 | -10.3% | Low | Feasible |
| Housing-benefit rent | 6.36% | -£207 | £29,310 | -33.8% | Med | Feasible |
| ⭐ Council lease | 8.03% | -£8 | £29,310 | 1.9% | Low | Feasible |
| Refurb & refinance | 8.03% | -£87 | £33,877 | -8.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £87,643 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £424/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £424
- 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
+£648/mo cash flow vs Rent it out if converted to Rent by the room
36.02% Return before costs on price converted vs 8.03% as-is
As-is Rent it out
Monthly profit-£81
Return before costs on price8.03%
Cash needed£31,886
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.02%
Cash needed£47,886
Δ vs Rent it out Monthly profit+£648
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodHill View Infant AcademyPrimary · Academy converter · SR2 9JJ
- Not ratedHopespring SunderlandNot applicable · Other independent school · SR2 9HA
- Not ratedHill View Junior AcademyPrimary · Academy converter · SR2 9HE
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£6,420
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,042
Exit costs
Projected sale price (5y · 2%/yr growth)£88,271
Capital gain (pre-CGT)£8,321
Sale costs (~2.5%)£2,207
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-£3,019
Rates as of Oct 2024
Acquisition costs
£29,310cash neededPurchase price£79,950
Deposit (25%)£19,988
Stamp duty+5% additional-property surcharge£3,998
Refurb£1,425
Legal + survey£1,700
Mortgage fees£2,199
Total cash neededdeposit + costs (loan covers the rest)£29,310
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
This superb semi-detached bungalow occupies a delightful cul-de-sac position within this popular area of Grangetown, available for sale with immediate vacant possession and no upper chain involved. Internally the immaculately presented accommodation is all on one level and includes a hall, lounge, an impressive modern kitchen, bedroom and a contemporary bathroom/wc. Externally there are gardens to the front and rear. This excellent location is close to amenities and shopping…
Floor plans
Listing metazoopla · Peter Heron - Sunderland
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£87
Cash needed
£29K
Return after costs
-3.56%
IRR
-4.12%
Wilton Square, Grangetown, Sunderland SR2
bungalow · 1 bed · 1 bath
£79,950
est £535 · 8.03% gross
Chain freeEPC D
1 / 13
40/100
Caution
8.03% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.03% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Chain free
Price
£80K
Return before costs
8.03%
est rent £535/monot enough comparablesRange £499–£574/mo (Q1–Q3)
Bedrooms
1
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: £499–£574/mo · n=48
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £59,962.5 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)
Default £67/mo — type unknown
Leasehold costs
Result · Rent it out
Monthly profit
-£87
after mortgage, operating costs & tax
Rent in£535/mo gross
£514/mo collected · £21/mo lost to voids
Where it goes
£325Mortgage£277Costs
Outgoings exceed rent — you top up £87/mo
Mortgage£325
Costs£277
Management£54
Maintenance£67
Insurance£20
CapEx reserve£27
Voids + council tax£5
Ltd co. accounts£104
Tax—
Shortfall−£87
Returns
Return before costs on price8.03%
Cash return on cash-3.56%
Gross margin£238
Cash needed£29,310
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £424/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £424
- 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 | £6,420 | £3,318 | £3,898 | £0 | £0 | -£796 | -£796 |
| Year 2 | £6,613 | £3,418 | £3,898 | £0 | £0 | -£703 | -£1,498 |
| Year 3 | £6,811 | £3,520 | £3,898 | £0 | £0 | -£607 | -£2,105 |
| Year 4 | £7,015 | £3,626 | £3,898 | £0 | £0 | -£508 | -£2,613 |
| Year 5 | £7,226 | £3,734 | £3,898 | £0 | £0 | -£406 | -£3,019 |
Rent by the room upside
What we verified
3306
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▾
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,019
Acquisition costs
25% deposit£19,988
Stamp duty£3,998
Refurb£1,425
Legal + survey£1,700
Mortgage + broker£2,199
Cash needed£29,310
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
This superb semi-detached bungalow occupies a delightful cul-de-sac position within this popular area of Grangetown, available for sale with immediate vacant possession and no upper chain involved. Internally the immaculately presented accommodation is all on one level and includes a hall, lounge, an impressive modern kitchen, bedroom and a contemporary bathroom/wc. Externally there are gardens to the front and rear. This excellent location is close to amenities and shopping…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice