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Year 5 disposal
⊞ View all 8
7/ 100
Weak
5.74% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£394/mo — significantly negative — real recurring drain
- -10.0% 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
−£394/mo
You top up £394/mo
Price vs market
Above comparable sales
+56% vs 12 sold
Return · IRR
-10.0%/yr
Loses money over 5 years
Cash to get in
£49K
Deposit + fees + refurb
Price £125KReturn before costs on price 5.74%5-yr return on cash -44%Rent est. £598 (£547–£654)
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: £547–£654/mo · n=144
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£5,081–£9,484 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£394
after mortgage, operating costs & tax
Rent in£598/mo gross
£575/mo collected · £23/mo lost to voids
Where it goes
£508Mortgage£461Costs
Outgoings exceed rent — you top up £394/mo
Mortgage£508
Costs£461
Management£60
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£394
Returns
Return before costs on price5.74%
Cash return on cash-9.61%
Gross margin£114
Cash needed£49,149
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
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 | £7,176 | £5,529 | £6,094 | £0 | £0 | -£4,447 | -£4,447 |
| Year 2 | £7,391 | £5,695 | £6,094 | £0 | £0 | -£4,397 | -£8,844 |
| Year 3 | £7,613 | £5,866 | £6,094 | £0 | £0 | -£4,346 | -£13,190 |
| Year 4 | £7,841 | £6,042 | £6,094 | £0 | £0 | -£4,294 | -£17,484 |
| Year 5 | £8,077 | £6,223 | £6,094 | £0 | £0 | -£4,240 | -£21,724 |
Disposal gain (gross)-£5,464
CGT£0
Net Disposal proceeds£134,560
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 cohortSR6 0DN · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 16.1 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 — -£306/mo · £88/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 | 5.74% | -£394 | £49,149 | -44.2% | Low | Feasible |
| Housing-benefit rent | 4.07% | -£564 | £49,149 | -65.1% | Med | Feasible |
| ⭐ Council lease | 5.74% | -£306 | £49,149 | -35.8% | Low | Feasible |
| Refurb & refinance | 5.74% | -£394 | £58,109 | -37.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £142,734 | 4% | 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
+£631/mo cash flow vs Rent it out if converted to Rent by the room
23.04% Return before costs on price converted vs 5.74% as-is
As-is Rent it out
Monthly profit-£206
Return before costs on price5.74%
Cash needed£43,148
If converted to Rent by the room
Monthly profit+£425
Return before costs on price23.04%
Cash needed£59,148
Δ vs Rent it out Monthly profit+£631
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.
Planning approval likelihood
Likely approvable · 72% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 73% (11 decisions)
≈0.0% within 100 m vs 10% policy
Comparables
sold within 0.5 miWide · CV 60.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Sunderland HMO Article 4 — St Peter's (ward approximation)
≈0.0% within 100 m vs 10% policy
Schools & catchment1 school nearby
Nearby schoolsOfsted-rated, nearest first1 of 5
- Not ratedDame Dorothy Primary SchoolPrimary · Academy converter · SR6 0EA
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£7,176
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,723
Exit costs
Projected sale price (5y · 2%/yr growth)£138,010
Capital gain (pre-CGT)£13,010
Sale costs (~2.5%)£3,450
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-£21,724
Rates as of Oct 2024
Acquisition costs
£49,149cash neededPurchase price£125,000
Deposit (25%)£31,250
Stamp duty+5% additional-property surcharge£6,250
Refurb£6,774
Legal + survey£2,000
Mortgage fees£2,875
Total cash neededdeposit + costs (loan covers the rest)£49,149
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
"bmv Sunderland 1-Bed Apartment, Sunderland Seaburn / Coastal – 8% Rental Yields | Buy-to-Let Investment
This modern residential opportunity delivers stylish apartments and quality resident facilities in a sought-after Roker coastal fringe of Sunderland, a short walk from Roker Park, the beach promenade and the Seaburn seafront.
With strong tenant appeal, high-spec interiors, and a strategic location close to the major Seafront Sunderland & Seaburn coastal regeneration zone…
Floor plans
Listing metazoopla · RWinvest London
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£394
Cash needed
£49K
Return after costs
-9.61%
IRR
-9.98%
Portobello Lane, Sunderland SR6
flat · 1 bed · 1 bath
£125,000
est £598 · 5.74% gross
1 / 8
7/100
Marginal
5.74% — verify the rent + comps locally.
5.74% Return before costs — around the area average for this property type.
Monthly profit −£394/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£125K
56% above sold comps
Return before costs
5.74%
est rent £598/monot enough comparablesRange £547–£654/mo (Q1–Q3)
Bedrooms
1
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: £547–£654/mo · n=144
Financing
DepositYour cash in — the rest is the mortgage25% · £31,250
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 (£5,081–£9,484 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £93,750 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£394
after mortgage, operating costs & tax
Rent in£598/mo gross
£575/mo collected · £23/mo lost to voids
Where it goes
£508Mortgage£461Costs
Outgoings exceed rent — you top up £394/mo
Mortgage£508
Costs£461
Management£60
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£394
Returns
Return before costs on price5.74%
Cash return on cash-9.61%
Gross margin£114
Cash needed£49,149
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.13
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £7,176 | £5,529 | £6,094 | £0 | £0 | -£4,447 | -£4,447 |
| Year 2 | £7,391 | £5,695 | £6,094 | £0 | £0 | -£4,397 | -£8,844 |
| Year 3 | £7,613 | £5,866 | £6,094 | £0 | £0 | -£4,346 | -£13,190 |
| Year 4 | £7,841 | £6,042 | £6,094 | £0 | £0 | -£4,294 | -£17,484 |
| Year 5 | £8,077 | £6,223 | £6,094 | £0 | £0 | -£4,240 | -£21,724 |
Rent by the room upside
What we verified
2307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
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 60.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,219
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£21,724
Acquisition costs
25% deposit£31,250
Stamp duty£6,250
Refurb£6,774
Legal + survey£2,000
Mortgage + broker£2,875
Cash needed£49,149
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
"bmv Sunderland 1-Bed Apartment, Sunderland Seaburn / Coastal – 8% Rental Yields | Buy-to-Let Investment
This modern residential opportunity delivers stylish apartments and quality resident facilities in a sought-after Roker coastal fringe of Sunderland, a short walk from Roker Park, the beach promenade and the Seaburn seafront.
With strong tenant appeal, high-spec interiors, and a strategic location close to the major Seafront Sunderland & Seaburn coastal regeneration zone…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice