Priced below market -31% 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
Auction lot — bridging-only finance, 28-day completion
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
+£132/mo
Barely breaks even each month
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
2.5%/yr
Modest annualised return
Cash left in
£20K
Stays in after refinancing at value
Price £175KCash to buy £78KReturn before costson price9.04%5-yr return on cash 17%Rent est. £1,319 (£1,211–£1,437)
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: £1,211–£1,437/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 loan + £1,000 booking fee
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 — +£186/mo · £54/mo ahead of Rent it out (after room-conversion)
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
9.04%
+£132
£78,283
16.8%
Low
Feasible
Housing-benefit rent
5.13%
-£349
£78,283
-20.3%
Med
Feasible
Council lease
0.00%
-£902
£78,283
-70.0%
Low
Feasible
Refurb & refinance
9.04%
+£132
£94,816
13.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£213,691
-1%
Med
Feasible
⭐ Rent by the room
16.46%
+£186
£78,283
30.1%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £748/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Teesside
LHA monthly cap:
£748
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
+£118/mo cash flow vs Rent it out if converted to Rent by the room
16.46% Return before costs on price converted vs 9.04% as-is
As-is Rent it out
Monthly profit+£149
Return before costson price9.04%
Cash needed£55,648
If converted to Rent by the room
Monthly profit+£267
Return before costson price16.46%
Cash needed£71,648
Δ vs Rent it outMonthly profit+£118
Show conversion detail
Conversion cost estimate
£30,000
Range: £24,000 – £38,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£58,190–£105,000full refurb + room split
⚠️ Capped at 60% of £175,000 asking (£105,000). Raw model: £63,810–£115,140. Verify with a surveyor before offering.
What's in this cost
Kitchen£8,043–£16,087
2 × bathroom£10,670–£19,561
Rewire£4,268–£7,469
Replumb£3,201–£6,402
Windows£10,670–£19,205
Paint + decor£8,536–£13,871
Flooring£12,804–£22,406
Comparables
sold within 0.5 mi
Wide · CV 30.5%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
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Stokesley School
Secondary · Academy converter · TS9 5AL
Good
Stokesley Primary Academy
Primary · Academy converter · TS9 5EW
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,473/yr kept
Annual gross rent£15,828
Section 24 credit£0
Annual tax due£488
Post-tax Monthly profitannual£1,473
Exit costs
£13,188 after CGT
Projected sale price (5y · 2%/yr growth)£193,214
Capital gain (pre-CGT)£18,214
Sale costs (~2.5%)£4,830
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£13,188
Rates as of Oct 2024
Acquisition costs
£78,283cash needed
Purchase price£175,000
Deposit (25%)£43,750
Stamp duty+5% additional-property surcharge£9,750
Refurb£19,458
Legal + survey£1,700
Mortgage fees£3,625
Total cash neededdeposit + costs (loan covers the rest)£78,283
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
For sale by auction on Tuesday, 03 Nov 2026 at 12:00
Venue: Live Stream
the green, seamer - A rare opportunity full of character and potential
Positioned just off the picturesque village green, this charming 4-bedroom semi-detached home presents an exciting opportunity for those seeking a project brimming with personality. Rich in original features and quirky character throughout, this is a property that invites imagination and rewards vision. In need of full refurbishment…
3 The Green, Seamer, Middlesbrough, North Yorkshire TS9
semi_detached · 4 bed
£175,000
est £1,319 · 9.04% gross
Priced below market
1 / 18
85/100
Strong
9.04% — verify the rent + comps locally.
Priced below market -31% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.04% Return before costs — above-market
Price
£175K
31% below sold comps
Return before costs
9.04%
est rent £1,319/monot enough comparablesRange £1,211–£1,437/mo (Q1–Q3)
Bedrooms
4
— bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,211–£1,437/mo · n=30
Financing
DepositYour cash in — the rest is the mortgage25% · £43,750
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 (£14,594–£27,241 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £131,250 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Teesside · cap £748/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Teesside
LHA monthly cap:
£748
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
£15,828
£4,727
£8,531
£0
£488
£2,082
£2,082
Year 2
£16,303
£4,869
£8,531
£0
£552
£2,351
£4,433
Year 3
£16,792
£5,015
£8,531
£0
£617
£2,629
£7,062
Year 4
£17,296
£5,165
£8,531
£0
£684
£2,915
£9,978
Year 5
£17,815
£5,320
£8,531
£0
£753
£3,210
£13,188
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)4 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
4207
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▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
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 mi
Wide · CV 30.5%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£1,706
Annual rental tax£373
CGT yr 5£0 · company level
5y net total£13,188
Acquisition costs
£78K
25% deposit£43,750
Stamp duty£9,750
Refurb£19,458
Legal + survey£1,700
Mortgage + broker£3,625
Cash needed£78,283
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyZoopla
For sale by auction on Tuesday, 03 Nov 2026 at 12:00
Venue: Live Stream
the green, seamer - A rare opportunity full of character and potential
Positioned just off the picturesque village green, this charming 4-bedroom semi-detached home presents an exciting opportunity for those seeking a project brimming with personality. Rich in original features and quirky character throughout, this is a property that invites imagination and rewards vision. In need of full refurbishment…