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Year 5 disposal
BMV -16%
⊞ View all 14
85/ 100
Strong
11.85% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.85% return before costs — above-market
- Priced below market -16% 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
- 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
+£85/mo
Barely breaks even each month
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
2.7%/yr
Modest annualised return
Cash left in
£30K
Stays in after refinancing at value
Price £72KCash to buy £40KReturn before costs on price 11.85%5-yr return on cash 19%Rent est. £711 (£656–£771)
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: £656–£771/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £18,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £54,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£85
after mortgage, operating costs & tax
Rent in£711/mo gross
£684/mo collected · £27/mo lost to voids
Where it goes
£293Mortgage£287Costs
£85/mo left as profit · 12% of rent kept
Mortgage£293
Costs£287
Management£71
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax£20
Profit+£85
Returns
Return before costs on price11.85%
Cash return on cash2.51%
Gross margin£397
Cash needed£40,491
Monthly profit payback39y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.34
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 | £8,532 | £3,441 | £3,510 | £0 | £300 | £1,281 | £1,281 |
| Year 2 | £8,788 | £3,544 | £3,510 | £0 | £329 | £1,405 | £2,686 |
| Year 3 | £9,052 | £3,650 | £3,510 | £0 | £359 | £1,532 | £4,218 |
| Year 4 | £9,323 | £3,760 | £3,510 | £0 | £390 | £1,663 | £5,882 |
| Year 5 | £9,603 | £3,873 | £3,510 | £0 | £422 | £1,798 | £7,680 |
Disposal gain (gross)-£14,905
CGT£0
Net Disposal proceeds£77,506
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Likely approvable64% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 63% (16 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 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 cohortTS3 0QY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 54.7 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 · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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 — +£112/mo · £27/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 | 11.85% | +£85 | £40,491 | 19.0% | Low | Feasible |
| Housing-benefit rent | 9.15% | -£65 | £40,491 | -1.0% | Med | Feasible |
| ⭐ Council lease | 11.85% | +£112 | £40,491 | 19.7% | Low | Feasible |
| Refurb & refinance | 11.85% | +£85 | £50,135 | 15.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £98,455 | -12% | Med | Feasible |
| Rent by the room | 20.50% | -£20 | £40,491 | 11.7% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£517/mo cash flow vs Rent it out if converted to Rent by the room
40.00% Return before costs on price converted vs 11.85% as-is
As-is Rent it out
Monthly profit+£75
Return before costs on price11.85%
Cash needed£29,898
If converted to Rent by the room
Monthly profit+£592
Return before costs on price40.00%
Cash needed£45,898
Δ vs Rent it out Monthly profit+£517
Show conversion detail
Conversion cost estimate
£43,200
Range: £36,720 – £49,680
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 64% 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 63% (16 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£23,903–£43,200full refurb + room split
⚠️ Capped at 60% of £72,000 asking (£43,200). Raw model: £51,300–£92,715. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,110–£8,219
- 1 × bathroom£2,726–£4,997
- Rewire£1,845–£3,229
- Replumb£1,384–£2,768
- Windows£4,613–£8,303
- Paint + decor£3,690–£5,997
- Flooring£5,535–£9,687
Comparables
sold within 0.5 miWide · CV 17.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Middlesbrough City-wide HMO Article 4
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodPark End Primary SchoolPrimary · Community school · TS3 0AA
- GoodOutwood Academy OrmesbySecondary · Academy converter · TS3 0RH
- Not ratedPriory Woods SchoolNot applicable · Community special school · TS3 0RH
- Not ratedPennyman Primary AcademyPrimary · Academy converter · TS3 0QS
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£8,532
Section 24 credit£0
Annual tax due£300
Post-tax Monthly profit annual£953
Exit costs
Projected sale price (5y · 2%/yr growth)£79,494
Capital gain (pre-CGT)£7,494
Sale costs (~2.5%)£1,987
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£7,680
Rates as of Oct 2024
Acquisition costs
£40,491cash neededPurchase price£72,000
Deposit (25%)£18,000
Stamp duty+5% additional-property surcharge£3,600
Refurb£15,111
Legal + survey£1,700
Mortgage fees£2,080
Total cash neededdeposit + costs (loan covers the rest)£40,491
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Summary A fantastic investment opportunity offering spacious accommodation and excellent potential.
Description A fantastic investment opportunity offering spacious accommodation and excellent potential. The ground floor comprises a comfortable lounge and a generous kitchen/diner, providing plenty of space for everyday living. To the first floor are three well-proportioned bedrooms and a family bathroom.
Externally, the property benefits from gardens to both the front and r…
Floor plans
Listing metazoopla · Manners & Harrison - Marton
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
+£85
Cash needed
£40K
Return after costs
2.51%
IRR
2.69%
Midville Walk, Middlesbrough TS3
terraced · 3 bed · 1 bath
£72,000
est £711 · 11.85% gross
Priced below market
1 / 14
85/100
Strong
11.85% — verify the rent + comps locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.85% Return before costs — above-market
Price
£72K
16% below sold comps
Return before costs
11.85%
est rent £711/monot enough comparablesRange £656–£771/mo (Q1–Q3)
Bedrooms
3
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: £656–£771/mo · n=61
Financing
DepositYour cash in — the rest is the mortgage25% · £18,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £54,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£85
after mortgage, operating costs & tax
Rent in£711/mo gross
£684/mo collected · £27/mo lost to voids
Where it goes
£293Mortgage£287Costs
£85/mo left as profit · 12% of rent kept
Mortgage£293
Costs£287
Management£71
Maintenance£50
Insurance£20
CapEx reserve£36
Voids + council tax£6
Ltd co. accounts£104
Tax£20
Profit+£85
Returns
Return before costs on price11.85%
Cash return on cash2.51%
Gross margin£397
Cash needed£40,491
Monthly profit payback39y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.34
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Teesside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £8,532 | £3,441 | £3,510 | £0 | £300 | £1,281 | £1,281 |
| Year 2 | £8,788 | £3,544 | £3,510 | £0 | £329 | £1,405 | £2,686 |
| Year 3 | £9,052 | £3,650 | £3,510 | £0 | £359 | £1,532 | £4,218 |
| Year 4 | £9,323 | £3,760 | £3,510 | £0 | £390 | £1,663 | £5,882 |
| Year 5 | £9,603 | £3,873 | £3,510 | £0 | £422 | £1,798 | £7,680 |
Rent by the room upside
What we verified
5007
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 miWide · CV 17.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£702
Annual rental tax£238
CGT yr 5£0 · company level
5y net total£7,680
Acquisition costs
25% deposit£18,000
Stamp duty£3,600
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£2,080
Cash needed£40,491
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
Summary A fantastic investment opportunity offering spacious accommodation and excellent potential.
Description A fantastic investment opportunity offering spacious accommodation and excellent potential. The ground floor comprises a comfortable lounge and a generous kitchen/diner, providing plenty of space for everyday living. To the first floor are three well-proportioned bedrooms and a family bathroom.
Externally, the property benefits from gardens to both the front and r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice