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Year 5 disposal
⊞ View all 11
100/ 100
Strong
Strong investment fundamentals.
Why it works
- 13.10% return before costs — above-market
- 22.5% Rent by the room return before costs (net 10.35% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- 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
+£152/mo
Barely breaks even each month
Price
£80K
No local sold comps to compare
Return · IRR
4.7%/yr
Modest annualised return
Cash to get in
£42K
Deposit + fees + refurb
Return before costs on price · Rent by the room 22.52%5-yr return on cash 29%Rent est. £873 (£806–£946)
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: £806–£946/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£10,626–£19,835 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£152
after mortgage, operating costs & tax
Rent in£873/mo gross
£839/mo collected · £34/mo lost to voids
Where it goes
£325Mortgage£327Costs£152Your profit
£152/mo left as profit · 18% of rent kept
Mortgage£325
Costs£327
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Ltd co. accounts£104
Tax£36
Profit+£152
Returns
Return before costs on price13.10%
Cash return on cash4.33%
Gross margin£512
Cash needed£42,068
Monthly profit payback23y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.58
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 | £10,476 | £3,926 | £3,900 | £0 | £503 | £2,147 | £2,147 |
| Year 2 | £10,790 | £4,044 | £3,900 | £0 | £541 | £2,305 | £4,452 |
| Year 3 | £11,114 | £4,166 | £3,900 | £0 | £579 | £2,469 | £6,921 |
| Year 4 | £11,447 | £4,290 | £3,900 | £0 | £619 | £2,638 | £9,559 |
| Year 5 | £11,791 | £4,419 | £3,900 | £0 | £660 | £2,812 | £12,371 |
Disposal gain (gross)-£13,750
CGT£0
Net Disposal proceeds£86,118
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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 ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 8DR · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 14 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 · 914 sqft
£24k–£46k
£ per sqft
building cost only
£26–£51
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,398–£11,882
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,054–£19,194
Guide rates · UK May 2026
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 history157d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£74,000 in 2005 → £80,000 asking
+8.1%in 21y
- 2005£74,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£294/mo · £41/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.10% | +£152 | £42,068 | 29.4% | Low | Feasible |
| Housing-benefit rent | 8.24% | -£113 | £42,068 | -7.8% | Med | Feasible |
| Council lease | 13.10% | +£254 | £42,068 | 40.7% | Low | Feasible |
| Refurb & refinance | 13.10% | +£152 | £51,735 | 23.9% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 22.61% | +£294 | £42,068 | 47.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £105,535 | -8% | Med | Feasible |
| Rent by the room | 22.52% | -£468 | £68,068 | -31.2% | — | Feasible |
Short-let (SA) context785 active short-lets nearby
Short-let market context
- 785 active short-let listings in this postcode
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
Local lettings demandby strategyLive area data
Short-stay let39% occupancy
£126/night ADR
Based on 29 short-let comps nearby
Rent by the room conversion upside
+£411/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 13.10% as-is
Room mix (3 lettable rooms)
1× Double @ £512/mo1× Single @ £438/mo1× En-suite @ £551/mo
≈ £1,501/mo gross room income
As-is Rent it out
Monthly profit+£156
Return before costs on price13.10%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£411
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£26,516–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £48,488–£87,775. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,823–£9,646
- 1 × bathroom£3,199–£5,865
- Rewire£1,999–£3,499
- Replumb£1,499–£2,999
- Windows£4,998–£8,997
- Paint + decor£3,999–£6,498
- Flooring£5,998–£10,496
Based on 523 HMO comps within 2.1 km
Comparables
sold within 0.5 miLoading 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£10,476
Section 24 credit£0
Annual tax due£503
Post-tax Monthly profit annual£1,744
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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£12,371
Rates as of Oct 2024
Acquisition costs
£42,068cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£14,168
Legal + survey£1,700
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£42,068
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Your Move are now in receipt of an offer for the sum of £72,500 for 477 Hylton Road, Sunderland, Tyne and Wear, SR4 8DR.
Positioned on Hylton Road, this three bedroom home offers excellent access to local amenities, including transport links and schools, making it an ideal choice for first time buyers or investors.
The ground floor features a welcoming lounge with a charming bow window, a well appointed kitchen, and a separate dining room. Additionally, there is an outhouse…
Floor plans
Listing metarightmove · YOUR MOVE Chris Stonock
About this listing
157 days · RightmovePrice history
5-year price trend
Monthly profit
+£152
Cash needed
£42K
Return after costs
4.33%
IRR
4.67%
Listed 157d ago
477, HYLTON ROAD, SUNDERLAND, SR4 8DR
semi-detached · 3 bed · 1 bath · 915 sqft (EPC)
Agent listing: 914 sqft (0%)
£80,000
est £873 · 13.10% gross
EPC C
1 / 11
100/100
Strong
Real 22.52% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.10% Return before costs — above-market
22.5% Rent by the room Return before costs — conversion play
Price
£80K
Return before costs (best)
22.52%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £806–£946/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£10,626–£19,835 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£152
after mortgage, operating costs & tax
Rent in£873/mo gross
£839/mo collected · £34/mo lost to voids
Where it goes
£325Mortgage£327Costs£152Your profit
£152/mo left as profit · 18% of rent kept
Mortgage£325
Costs£327
Management£87
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Ltd co. accounts£104
Tax£36
Profit+£152
Returns
Return before costs on price13.10%
Cash return on cash4.33%
Gross margin£512
Cash needed£42,068
Monthly profit payback23y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context785 active short-lets nearby
Short-let market context
- 785 active short-let listings in this postcode
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 | £10,476 | £3,926 | £3,900 | £0 | £503 | £2,147 | £2,147 |
| Year 2 | £10,790 | £4,044 | £3,900 | £0 | £541 | £2,305 | £4,452 |
| Year 3 | £11,114 | £4,166 | £3,900 | £0 | £579 | £2,469 | £6,921 |
| Year 4 | £11,447 | £4,290 | £3,900 | £0 | £619 | £2,638 | £9,559 |
| Year 5 | £11,791 | £4,419 | £3,900 | £0 | £660 | £2,812 | £12,371 |
Rent by the room upside
What we verified
6006
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▾
EPCEnergy efficiency ratingC
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£427
CGT yr 5£0 · company level
5y net total£12,371
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£14,168
Legal + survey£1,700
Mortgage + broker£2,200
Cash needed£42,068
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 copyRightmove
Your Move are now in receipt of an offer for the sum of £72,500 for 477 Hylton Road, Sunderland, Tyne and Wear, SR4 8DR.
Positioned on Hylton Road, this three bedroom home offers excellent access to local amenities, including transport links and schools, making it an ideal choice for first time buyers or investors.
The ground floor features a welcoming lounge with a charming bow window, a well appointed kitchen, and a separate dining room. Additionally, there is an outhouse…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice