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Year 5 disposal
⊞ View all 10
37/ 100
Weak
9.97% return before costs — verify the rent + comps locally.
Why it works
- 9.97% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- Long lease (990 yrs) — no short-lease drag
- EPC B — MEES compliant
Why to be cautious
- Monthly profit −£21/mo — mildly negative — equity build may cover
- -0.5% 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
−£21/mo
You top up £21/mo
Price vs market
Above comparable sales
+5% vs 12 sold
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£45K
Deposit + fees + refurb
Price £100KReturn before costs on price 9.97%5-yr return on cash 4%Rent est. £831 (£743–£929)
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: £743–£929/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£21
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£414Costs
Outgoings exceed rent — you top up £21/mo
Mortgage£406
Costs£414
Management£83
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£85
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£21
Returns
Return before costs on price9.97%
Cash return on cash-0.56%
Gross margin£385
Cash needed£45,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
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 | £9,972 | £4,967 | £4,875 | £0 | £25 | £105 | £105 |
| Year 2 | £10,271 | £5,116 | £4,875 | £0 | £53 | £227 | £333 |
| Year 3 | £10,579 | £5,269 | £4,875 | £0 | £83 | £352 | £685 |
| Year 4 | £10,897 | £5,427 | £4,875 | £0 | £113 | £481 | £1,166 |
| Year 5 | £11,224 | £5,590 | £4,875 | £0 | £144 | £614 | £1,780 |
Disposal gain (gross)-£10,116
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
Leasehold990 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
990 yr
Ground rent
Doubling = lender risk
£0/yr
Service charge
Annual running cost
£720/yr
Extracted from listing description · verify with solicitor
Tenure & planning990 yr
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingB
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand B
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
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 cohortDH1 2BF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 21.9 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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history150d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£80,000 in 2018 → £100,000 asking
+25.0%in 8y
- 2018£80,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — -£15/mo · £6/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 | 9.97% | -£21 | £45,264 | 3.9% | Low | Feasible |
| Housing-benefit rent | 4.79% | -£399 | £45,264 | -48.5% | Med | Feasible |
| Council lease | 4.79% | -£306 | £45,264 | -39.8% | Low | Feasible |
| ⭐ Refurb & refinance | 9.97% | -£15 | £54,570 | 3.8% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£276 | £122,070 | -2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£438/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 9.97% as-is
As-is Rent it out
Monthly profit+£66
Return before costs on price9.97%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£438
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
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
£33,061–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,532–£13,064
- 1 × bathroom£4,333–£7,943
- Rewire£2,400–£4,199
- Replumb£1,800–£3,599
- Windows£5,999–£10,798
- Paint + decor£4,799–£7,799
- Flooring£7,199–£12,598
Comparables
sold within 0.5 miWide · CV 33.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBelmont Cheveley Park Primary SchoolPrimary · Community school · DH1 2TX
- GoodBelmont CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2AG
- GoodLaurel Avenue Community Primary SchoolPrimary · Community school · DH1 2EY
- GoodShincliffe CofE (Controlled) Primary SchoolPrimary · Voluntary controlled school · DH1 2PN
- GoodSt Thomas More Primary School, BelmontPrimary · Academy converter · DH1 2AQ
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£9,972
Section 24 credit£0
Annual tax due£25
Post-tax Monthly profit annual-£278
Exit costs
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 profit after CGT£1,780
Rates as of Oct 2024
Acquisition costs
£45,264cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£45,264
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A beautifully presented two bedroom apartment available to purchase under the Discount Market Sale (DMS) scheme at 24% below market value.
This stunning Apartment Is situated on the first floor and benefits from a communal hallway shared with only one other property with useful shared storage cupboard and stairs leading up to the main accommodation.
The stylish open plan living/dining/kitchen area features integrated appliances and provides ample room for both relaxation an…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DH1 · same beds + typeMedian nearby: £850/mo · 20 of 20 already let+£19 vs our est
- River Court - DH1Let2b£2,250/moMay 2026
- Harrison House - DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DurhamLet2b£800/moMay 2026
- Monument Court, Nevilles CrossLet2b£390/moMay 2026
- Pickering Place, Durham, County Durha…Let2b£700/moMay 2026
- Middleham Road, Durham, DH1Let2b£900/moMay 2026
- Chillingham Road, Newton Hall, DH1 5NALet2b£675/moMay 2026
- Edmunds Vale, Durham City, DH1 1BWLet2b£1,800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Regents CourtLet2b£800/moMay 2026
- Highgate, Durham, DH1Let2b£1,250/moMay 2026
- Barrington Close, Durham, DH1Let2b£1,100/moMay 2026
- Edmunds Vale, Durham, DH1Let2b£1,500/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- High Street, Carville, Durham, DH1 1ASLet2b£750/moMay 2026
- Barrington Close, Durham, DH1 5BXLet2b£950/moMay 2026
- Taylor Court, Carrville, DH1 1ELLet2b£900/moMay 2026
- Grange Court, Carrville, Durham, Durh…Let2b£750/moMay 2026
- Grange Court, Carrville, DH1 1BLLet2b£800/moMay 2026
- Old Dryburn Way, North End, DurhamLet2b£900/moMay 2026
Other deals nearby
DH1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Dowen
About this listing
150 days · RightmovePrice history
5-year price trend
Monthly profit
−£21
Cash needed
£45K
Return after costs
-0.56%
IRR
-0.46%
Listed 150d ago
3, AIDAN GARDENS, DURHAM, DH1 2BF
flat · 2 bed · 1 bath
£100,000
est £831 · 9.97% gross
Leasehold 990yrEPC B
1 / 10
37/100
Marginal
9.97% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.97% Return before costs — above-market
Price
£100K
5% above sold comps
Return before costs
9.97%
est rent £831/monot enough comparablesRange £743–£929/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
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: £743–£929/mo · n=54
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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
-£21
after mortgage, operating costs & tax
Rent in£831/mo gross
£799/mo collected · £32/mo lost to voids
Where it goes
£406Mortgage£414Costs
Outgoings exceed rent — you top up £21/mo
Mortgage£406
Costs£414
Management£83
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£7
Service charge + ground rent£85
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£21
Returns
Return before costs on price9.97%
Cash return on cash-0.56%
Gross margin£385
Cash needed£45,264
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.97
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- 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 | £9,972 | £4,967 | £4,875 | £0 | £25 | £105 | £105 |
| Year 2 | £10,271 | £5,116 | £4,875 | £0 | £53 | £227 | £333 |
| Year 3 | £10,579 | £5,269 | £4,875 | £0 | £83 | £352 | £685 |
| Year 4 | £10,897 | £5,427 | £4,875 | £0 | £113 | £481 | £1,166 |
| Year 5 | £11,224 | £5,590 | £4,875 | £0 | £144 | £614 | £1,780 |
Rent by the room upside
What we verified
5206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining990 yr
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£720/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 33.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£1,780
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£45,264
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
A beautifully presented two bedroom apartment available to purchase under the Discount Market Sale (DMS) scheme at 24% below market value.
This stunning Apartment Is situated on the first floor and benefits from a communal hallway shared with only one other property with useful shared storage cupboard and stairs leading up to the main accommodation.
The stylish open plan living/dining/kitchen area features integrated appliances and provides ample room for both relaxation an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice