-0.9% 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
−£49/mo
You top up £49/mo
Price
£100K
Around comparable sold prices
Return · IRR
-0.9%/yr
Loses money over 5 years
Cash to get in
£49K
Deposit + fees + refurb
Return before costson price8.03%5-yr return on cash -0%Rent est. £669 (£713–£628)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £713–£628/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,877–£20,303 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 loan + £1,000 booking fee
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
£8,028
£3,427
£4,875
£0
£0
-£274
-£274
Year 2
£8,269
£3,530
£4,875
£0
£0
-£136
-£410
Year 3
£8,517
£3,636
£4,875
£0
£1
£5
-£405
Year 4
£8,772
£3,745
£4,875
£0
£29
£123
-£282
Year 5
£9,036
£3,857
£4,875
£0
£58
£245
-£37
Year 5 disposal
Disposal gain (gross)-£13,554
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
12 total · click to expand
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreeholdTenure & planningFreehold
Legal & planning
1 checks
TenureFreehold
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain43% likely
Confidence: low
•Article 4 direction applies — planning permission required for C3->C4 HMO
•no known HMOs within 100m (below threshold)
•sparse local HMO decisions (3) — limited history
•this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
•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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 103 designated areas (~29k properties)
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing description
Band C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent by the room wins — +£72/mo · £116/mo ahead of Refurb & refinance (after room-conversion)
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
8.03%
-£49
£48,702
-0.1%
Low
Feasible
Housing-benefit rent
6.59%
-£183
£48,702
-15.3%
Med
Feasible
Council lease
6.59%
-£63
£48,702
-5.1%
Low
Feasible
Refurb & refinance
8.03%
-£44
£59,503
0.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£127,003
-5%
Med
Feasible
⭐ Rent by the room
18.68%
+£72
£48,702
24.7%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Sunderland
LHA monthly cap:
£549
Scheme type:
leasing
Premium:
+0% 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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£555/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 8.03% as-is
As-is Rent it out
Monthly profit-£51
Return before costson price8.03%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costson price28.80%
Cash needed£52,898
Δ vs Rent it outMonthly profit+£555
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 43% likely
low confidence
Article 4 direction applies — planning permission required for C3->C4 HMO
no known HMOs within 100m (below threshold)
sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£33,206–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £51,707–£93,430. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,664–£11,328
1 × bathroom£3,757–£6,888
Rewire£2,571–£4,500
Replumb£1,929–£3,857
Windows£6,428–£11,571
Paint + decor£5,143–£8,357
Flooring£7,714–£13,500
Comparables
sold within 0.5 mi
Wide · CV 60.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Local HMO policy & concentration
≈0.0% within 100 m vs 10% policy
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
Our Lady of Lourdes Catholic Primary School, Shotton
Primary · Academy converter · DH6 2JQ
Good
South Hetton Primary
Primary · Academy sponsor led · DH6 2TJ
Good
Shotton Primary School
Primary · Community school · DH6 2JP
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£583/yr kept
Annual gross rent£8,028
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£583
Exit costs
-£37 after CGT
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 profitafter CGT-£37
Rates as of Oct 2024
Acquisition costs
£48,702cash needed
Purchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£14,502
Legal + survey£1,700
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£48,702
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Welcome to this well-proportioned three-bedroom end-terrace property, ideally positioned within this popular South Hetton location. Offering generous accommodation throughout, the property combines practical family living with excellent access to local amenities, schools and transport links.
On entering, a welcoming hallway leads through to a spacious living room, providing a comfortable main reception space. To the rear is a modern fitted kitchen with a central island, crea…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.03% Return before costs — above-market
Price
£100K
at sold-comp median
Return before costs
8.03%
est rent £669/monot enough comparables
Bedrooms
3
1 bath
Energy rating
C
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
Buy-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: £713–£628/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£10,877–£20,303 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £75,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Sunderland
LHA monthly cap:
£549
Scheme type:
leasing
Premium:
+0% 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
£8,028
£3,427
£4,875
£0
£0
-£274
-£274
Year 2
£8,269
£3,530
£4,875
£0
£0
-£136
-£410
Year 3
£8,517
£3,636
£4,875
£0
£1
£5
-£405
Year 4
£8,772
£3,745
£4,875
£0
£29
£123
-£282
Year 5
£9,036
£3,857
£4,875
£0
£58
£245
-£37
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 60.8%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£37
Acquisition costs
£49K
25% deposit£25,000
Stamp duty£5,000
Refurb£14,502
Legal + survey£1,700
Mortgage + broker£2,500
Cash needed£48,702
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyZoopla
Welcome to this well-proportioned three-bedroom end-terrace property, ideally positioned within this popular South Hetton location. Offering generous accommodation throughout, the property combines practical family living with excellent access to local amenities, schools and transport links.
On entering, a welcoming hallway leads through to a spacious living room, providing a comfortable main reception space. To the rear is a modern fitted kitchen with a central island, crea…