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Year 5 disposal
BMV -57%
⊞ View all 9
54/ 100
Caution
10.12% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.12% return before costs — above-market
- Priced below market -57% 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
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Auction lot — bridging-only finance, 28-day completion
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£126/mo — mildly negative — equity build may cover
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£126/mo
You top up £126/mo
Price vs market
Below market value
-57% vs 12 sold · interior unseen
Return · IRR
-1.9%/yr
Loses money over 5 years
Cash left in
£0
Fully recycled — pull all your cash back out
Price £100KCash to buy £65KReturn before costs on price 10.12%5-yr return on cash -7%Rent est. £843 (£791–£898)
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: £791–£898/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£23,024–£42,979 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£126
after mortgage, operating costs & tax
Rent in£843/mo gross
£811/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£530Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£406
Costs£530
Management£84
Maintenance£100
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price10.12%
Cash return on cash-2.32%
Gross margin£280
Cash needed£65,199
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
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 | £10,116 | £6,366 | £4,875 | £0 | £0 | -£1,125 | -£1,125 |
| Year 2 | £10,419 | £6,557 | £4,875 | £0 | £0 | -£1,012 | -£2,137 |
| Year 3 | £10,732 | £6,754 | £4,875 | £0 | £0 | -£897 | -£3,034 |
| Year 4 | £11,054 | £6,956 | £4,875 | £0 | £0 | -£777 | -£3,811 |
| Year 5 | £11,386 | £7,165 | £4,875 | £0 | £0 | -£654 | -£4,465 |
Disposal gain (gross)-£30,051
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
24062 ok · 4 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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 cohortSR4 8PX · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 15 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 · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£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£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 history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£5/mo · £122/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 | 10.12% | -£126 | £65,199 | -6.8% | Low | Feasible |
| Housing-benefit rent | 6.59% | -£402 | £65,199 | -32.8% | Med | Feasible |
| ⭐ Council lease | 10.12% | -£5 | £65,199 | 1.5% | Low | Feasible |
| Refurb & refinance | 10.12% | -£126 | £82,479 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£399 | £149,979 | -20% | Med | Feasible |
| Rent by the room | 17.82% | -£183 | £65,199 | -4.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £549
- 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
+£431/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 10.12% as-is
As-is Rent it out
Monthly profit+£73
Return before costs on price10.12%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£431
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£33,150–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £57,150–£103,440. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,116–£10,232
- 2 × bathroom£6,787–£12,442
- Rewire£2,297–£4,020
- Replumb£1,723–£3,445
- Windows£5,742–£10,336
- Paint + decor£4,594–£7,465
- Flooring£6,891–£12,059
Comparables
sold within 0.5 miWide · CV 39.5%Med confidence
Loading 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
- GoodChrist's CollegeAll-through · Free schools · SR4 8PG
- Not ratedBroadway Junior SchoolPrimary · Community school · SR4 8NW
- Not ratedSt Cuthbert's Catholic Primary School, SunderlandPrimary · Academy converter · SR4 8HP
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£10,116
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,514
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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-£4,465
Rates as of Oct 2024
Acquisition costs
£65,199cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£30,699
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£65,199
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For sale by online auction on Tuesday, 27 Oct 2026 ending at 11:03
A rare opportunity to acquire a distinctive three-bedroom detached lodge, offering fantastic potential for refurbishment and improvement.
Please call Your Move Sunderland to arrange a viewing!
An exciting opportunity to acquire this distinctive three-bedroom detached lodge, offering considerable potential for refurbishment and improvement.
The property provides well-proportioned single-storey accommodation…
Floor plans
Nearby active comparables5 deals
Comparable rentals
SR4 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metazoopla · Auction House North East
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£126
Cash needed
£65K
Return after costs
-2.32%
IRR
-1.92%
South West Cemetery Lodge Chester Road, Sunderland, Tyne And Wear SR4
detached · 3 bed
£100,000
est £843 · 10.12% gross
EPC E
Priced below market
1 / 9
54/100
Caution
10.12% — verify the rent + comps locally.
Priced below market -57% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.12% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£100K
57% below sold comps
Return before costs
10.12%
est rent £843/monot enough comparablesRange £791–£898/mo (Q1–Q3)
Bedrooms
3
— bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags2 issues
Auction
Guide price — assume +20-30% in the room
EPC E — 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: £791–£898/mo · n=128
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£23,024–£42,979 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£126
after mortgage, operating costs & tax
Rent in£843/mo gross
£811/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£530Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£406
Costs£530
Management£84
Maintenance£100
Insurance£20
CapEx reserve£42
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price10.12%
Cash return on cash-2.32%
Gross margin£280
Cash needed£65,199
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.00
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £549
- 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 | £10,116 | £6,366 | £4,875 | £0 | £0 | -£1,125 | -£1,125 |
| Year 2 | £10,419 | £6,557 | £4,875 | £0 | £0 | -£1,012 | -£2,137 |
| Year 3 | £10,732 | £6,754 | £4,875 | £0 | £0 | -£897 | -£3,034 |
| Year 4 | £11,054 | £6,956 | £4,875 | £0 | £0 | -£777 | -£3,811 |
| Year 5 | £11,386 | £7,165 | £4,875 | £0 | £0 | -£654 | -£4,465 |
Rent by the room upside
What we verified
3316
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£6,000–£12,000 to upgrade to CE
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 39.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,465
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£30,699
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£65,199
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
For sale by online auction on Tuesday, 27 Oct 2026 ending at 11:03
A rare opportunity to acquire a distinctive three-bedroom detached lodge, offering fantastic potential for refurbishment and improvement.
Please call Your Move Sunderland to arrange a viewing!
An exciting opportunity to acquire this distinctive three-bedroom detached lodge, offering considerable potential for refurbishment and improvement.
The property provides well-proportioned single-storey accommodation…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice