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Year 5 disposal
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57/ 100
Caution
9.68% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.68% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (125 yrs) — no short-lease drag
Why to be cautious
- Monthly profit −£167/mo — mildly negative — equity build may cover
- -5.3% 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
−£167/mo
You top up £167/mo
Price vs market
Above comparable sales
+115% vs 12 sold
Return · IRR
-5.3%/yr
Loses money over 5 years
Cash to get in
£40K
Deposit + fees + refurb
Price £87KReturn before costs on price 9.68%5-yr return on cash -19%Rent est. £702 (£687–£717)
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: £687–£717/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £21,750
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 (£7,244–£13,521 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £65,250 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
-£167
after mortgage, operating costs & tax
Rent in£702/mo gross
£675/mo collected · £27/mo lost to voids
Where it goes
£353Mortgage£488Costs
Outgoings exceed rent — you top up £167/mo
Mortgage£353
Costs£488
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£6
Service charge + ground rent£186
Ltd co. accounts£104
Tax—
Shortfall−£167
Returns
Return before costs on price9.68%
Cash return on cash-5.00%
Gross margin£187
Cash needed£40,063
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
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 | £8,424 | £5,861 | £4,241 | £0 | £0 | -£1,678 | -£1,678 |
| Year 2 | £8,677 | £6,036 | £4,241 | £0 | £0 | -£1,601 | -£3,279 |
| Year 3 | £8,937 | £6,218 | £4,241 | £0 | £0 | -£1,522 | -£4,801 |
| Year 4 | £9,205 | £6,404 | £4,241 | £0 | £0 | -£1,440 | -£6,241 |
| Year 5 | £9,481 | £6,596 | £4,241 | £0 | £0 | -£1,356 | -£7,597 |
Disposal gain (gross)-£9,354
CGT£0
Net Disposal proceeds£93,654
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
Leasehold125 yr
Tenure & planning125 yr
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 cohortSR4 7LP · 2 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
2-bed · 1-bath · 570 sqft
£17k–£35k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£3,990–£7,410
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,270–£11,970
Guide rates · UK May 2026
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 — -£64/mo · £103/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 | 9.68% | -£167 | £40,063 | -19.0% | Low | Feasible |
| Housing-benefit rent | 6.54% | -£385 | £40,063 | -52.2% | Med | Feasible |
| ⭐ Council lease | 9.68% | -£64 | £40,063 | -6.9% | Low | Feasible |
| Refurb & refinance | 9.68% | -£167 | £48,276 | -15.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£377 | £106,871 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- 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
+£523/mo cash flow vs Rent it out if converted to Rent by the room
33.10% Return before costs on price converted vs 9.68% as-is
As-is Rent it out
Monthly profit+£22
Return before costs on price9.68%
Cash needed£33,648
If converted to Rent by the room
Monthly profit+£545
Return before costs on price33.10%
Cash needed£49,648
Δ vs Rent it out Monthly profit+£523
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
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
£28,536–£52,200full refurb + room split
⚠️ Capped at 60% of £87,000 asking (£52,200). Raw model: £35,760–£65,415. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,038–£14,076
- 1 × bathroom£4,668–£8,558
- Rewire£1,819–£3,184
- Replumb£1,365–£2,729
- Windows£4,548–£8,187
- Paint + decor£3,639–£5,913
- Flooring£5,458–£9,552
Comparables
sold within 0.5 miWide · CV 44.3%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 — Barnes (ward approximation)
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedBarnes Infant AcademyPrimary · Academy converter · SR4 7QF
- Not ratedBarnes Junior SchoolPrimary · Community school · SR4 7QF
- Not ratedRichard Avenue Primary SchoolPrimary · Community school · SR4 7LQ
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£8,424
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,002
Exit costs
Projected sale price (5y · 2%/yr growth)£96,055
Capital gain (pre-CGT)£9,055
Sale costs (~2.5%)£2,401
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-£7,597
Rates as of Oct 2024
Acquisition costs
£40,063cash neededPurchase price£87,000
Deposit (25%)£21,750
Stamp duty+5% additional-property surcharge£4,350
Refurb£9,658
Legal + survey£2,000
Mortgage fees£2,305
Total cash neededdeposit + costs (loan covers the rest)£40,063
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Spacious apartment * superbly presented * first floor * allocated parking * council tax band - B * central location *
Situated on Wearhead Drive in the tranquil and highly sought-after residential area of Barnes, Sunderland, this modern, purpose-built flat offers an exceptional opportunity for a wide range of buyers. Spanning 570 square feet, this first-floor flat features two well-proportioned bedrooms and a bright, spacious reception room, making it an ideal home for those…
Floor plans
Nearby active comparables8 rentals
Comparable rentals
SR4 · same beds + typeMedian nearby: £673/mo · 8 of 8 already let-£29 vs our est
- Hylton Road, Sunderland, SR4Let2b£750/moMay 2026
- Sunderland, SR4Let2b£615/moMay 2026
- Hylton Road, SunderlandLet2b£695/moMay 2026
- Grindon Lane, Sunderland, SR4Let2b£650/moMay 2026
- Whitehall Terrace, SunderlandLet2b£575/moMay 2026
- Hylton Road, Sunderland SR4Let2b£750/moMay 2026
- Hylton Road, Sunderland SR4Let2b£450/moDec 2025
- Florian Mews, Sunderland SR4Let2b£695/moJun 2025
Other deals nearby
SR4 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metazoopla · Hunters - Sunderland
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£167
Cash needed
£40K
Return after costs
-5.00%
IRR
-5.28%
Wearhead Drive, Barnes, Sunderland SR4
flat · 2 bed · 1 bath · 570 sqft
£87,000
est £702 · 9.68% gross
Leasehold 125yr
1 / 14
57/100
Caution
9.68% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.68% Return before costs — above-market
Price
£87K
115% above sold comps
Return before costs
9.68%
est rent £702/monot enough comparablesRange £687–£717/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: £687–£717/mo · n=65
Financing
DepositYour cash in — the rest is the mortgage25% · £21,750
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 (£7,244–£13,521 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £65,250 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
-£167
after mortgage, operating costs & tax
Rent in£702/mo gross
£675/mo collected · £27/mo lost to voids
Where it goes
£353Mortgage£488Costs
Outgoings exceed rent — you top up £167/mo
Mortgage£353
Costs£488
Management£70
Maintenance£67
Insurance£20
CapEx reserve£35
Voids + council tax£6
Service charge + ground rent£186
Ltd co. accounts£104
Tax—
Shortfall−£167
Returns
Return before costs on price9.68%
Cash return on cash-5.00%
Gross margin£187
Cash needed£40,063
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.91
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £474
- 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 | £8,424 | £5,861 | £4,241 | £0 | £0 | -£1,678 | -£1,678 |
| Year 2 | £8,677 | £6,036 | £4,241 | £0 | £0 | -£1,601 | -£3,279 |
| Year 3 | £8,937 | £6,218 | £4,241 | £0 | £0 | -£1,522 | -£4,801 |
| Year 4 | £9,205 | £6,404 | £4,241 | £0 | £0 | -£1,440 | -£6,241 |
| Year 5 | £9,481 | £6,596 | £4,241 | £0 | £0 | -£1,356 | -£7,597 |
Rent by the room upside
What we verified
4207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining125 yr
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
Service chargeReduces net yield£1,936/yr
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 44.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£848
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,597
Acquisition costs
25% deposit£21,750
Stamp duty£4,350
Refurb£9,658
Legal + survey£2,000
Mortgage + broker£2,305
Cash needed£40,063
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
Spacious apartment * superbly presented * first floor * allocated parking * council tax band - B * central location *
Situated on Wearhead Drive in the tranquil and highly sought-after residential area of Barnes, Sunderland, this modern, purpose-built flat offers an exceptional opportunity for a wide range of buyers. Spanning 570 square feet, this first-floor flat features two well-proportioned bedrooms and a bright, spacious reception room, making it an ideal home for those…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice