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Year 5 disposal
⊞ View all 14
32/ 100
Weak
7.24% return before costs — verify the rent + comps locally.
Why it works
- 7.24% return before costs — above-market
Why to be cautious
- Monthly profit −£76/mo — mildly negative — equity build may cover
- -1.7% 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.
- 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
−£76/mo
You top up £76/mo
Price
£150K
No local sold comps to compare
Return · IRR
-1.7%/yr
Loses money over 5 years
Cash to get in
£52K
Deposit + fees + refurb
Return before costs on price 7.24%5-yr return on cash -1%Rent est. £905 (£825–£993)
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
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: £825–£993/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£76
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£586Mortgage£361Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£586
Costs£361
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£28
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price7.24%
Cash return on cash-1.76%
Gross margin£510
Cash needed£52,175
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £10,860 | £4,327 | £7,031 | £0 | £0 | -£498 | -£498 |
| Year 2 | £11,186 | £4,457 | £7,031 | £0 | £0 | -£302 | -£801 |
| Year 3 | £11,521 | £4,591 | £7,031 | £0 | £0 | -£100 | -£901 |
| Year 4 | £11,867 | £4,728 | £7,031 | £0 | £20 | £88 | -£813 |
| Year 5 | £12,223 | £4,870 | £7,031 | £0 | £61 | £261 | -£553 |
Disposal gain (gross)£47
CGT£9
Net Disposal proceeds£161,463
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
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 cohortNE13 9BP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Newcastle University · 6.1 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 history134d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£133,000 in 2021 → £150,000 asking
+12.8%in 5y
- 2021£133,000-4.0% in 5y
- 2016£138,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£76/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.24% | -£76 | £52,175 | -1.1% | Low | Feasible |
| Housing-benefit rent | 3.19% | -£516 | £52,175 | -55.1% | Med | Feasible |
| Council lease | 0.00% | -£805 | £52,175 | -94.1% | Low | Feasible |
| Refurb & refinance | 7.24% | -£76 | £60,245 | -0.9% | Med | Feasible |
| Short-stay let / Airbnb | 5.26% | -£410 | £52,175 | -45.9% | High | Feasible |
| Buy, improve & sell | 0.00% | -£219 | £161,995 | 9% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 active short-let listings in this postcode
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 let17% occupancy
£126/night ADR
Based on 20 short-let comps nearby
Rent by the room conversion upside
+£400/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 7.24% as-is
As-is Rent it out
Monthly profit-£54
Return before costs on price7.24%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£400
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
£44,640–£81,015full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£6,480–£10,530
- Flooring£9,720–£17,010
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodGreat Park AcademyMiddle deemed secondary · Free schools · NE13 9FR
- Not ratedBrunton First SchoolPrimary · Foundation school · NE13 9BD
- Not ratedHavannah First SchoolPrimary · Foundation school · NE13 9FR
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£10,860
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£916
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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-£553
Rates as of Oct 2024
Acquisition costs
£52,175cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£1,425
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£52,175
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Well-presented two-bedroom top-floor apartment situated within the popular Great Park development, offering modern accommodation, secure entry access, and allocated parking.
The property benefits from a bright open-plan lounge/kitchen with Juliette balcony, two well-proportioned bedrooms including a principal bedroom with walk-in wardrobe, a modern family bathroom, and secure communal access. The apartment is beautifully presented, with brand new flooring throughout the main…
Floor plans
Listing metarightmove · Brunton Residential
About this listing
134 days · RightmovePrice history
5-year price trend
Monthly profit
−£76
Cash needed
£52K
Return after costs
-1.76%
IRR
-1.71%
Listed 134d ago
Elmwood Park Court, NE13
flat · 2 bed · 1 bath
£150,000
est £905 · 7.24% gross
1 / 14
32/100
Marginal
7.24% — verify the rent + comps locally.
7.24% Return before costs — above-market
Price
£150K
Return before costs
7.24%
est rent £905/monot enough comparablesRange £825–£993/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £825–£993/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£1,069–£1,995 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 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
-£76
after mortgage, operating costs & tax
Rent in£905/mo gross
£870/mo collected · £35/mo lost to voids
Where it goes
£586Mortgage£361Costs
Outgoings exceed rent — you top up £76/mo
Mortgage£586
Costs£361
Management£91
Maintenance£67
Insurance£20
CapEx reserve£45
Voids + council tax£6
Service charge + ground rent£28
Ltd co. accounts£104
Tax—
Shortfall−£76
Returns
Return before costs on price7.24%
Cash return on cash-1.76%
Gross margin£510
Cash needed£52,175
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 active short-let listings in this postcode
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 | £10,860 | £4,327 | £7,031 | £0 | £0 | -£498 | -£498 |
| Year 2 | £11,186 | £4,457 | £7,031 | £0 | £0 | -£302 | -£801 |
| Year 3 | £11,521 | £4,591 | £7,031 | £0 | £0 | -£100 | -£901 |
| Year 4 | £11,867 | £4,728 | £7,031 | £0 | £20 | £88 | -£813 |
| Year 5 | £12,223 | £4,870 | £7,031 | £0 | £61 | £261 | -£553 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
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
Service chargeReduces net yield£126/yr
Ground rentDoubling clauses kill mortgageability£200/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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,406
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£553
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£1,425
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£52,175
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
Well-presented two-bedroom top-floor apartment situated within the popular Great Park development, offering modern accommodation, secure entry access, and allocated parking.
The property benefits from a bright open-plan lounge/kitchen with Juliette balcony, two well-proportioned bedrooms including a principal bedroom with walk-in wardrobe, a modern family bathroom, and secure communal access. The apartment is beautifully presented, with brand new flooring throughout the main…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice