Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 2
60/ 100
Solid
14.42% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 14.42% return before costs — above-market
- 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
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£88/mo — mildly negative — equity build may cover
- -4.3% 5y IRR — capital outlay disproportionate to returns
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£88/mo
You top up £88/mo
Price
£50K
No local sold comps to compare
Return · IRR
-4.3%/yr
Loses money over 5 years
Cash to get in
£30K
Deposit + fees + refurb
Return before costs on price 14.42%5-yr return on cash -12%Rent est. £601 (£572–£631)
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: £572–£631/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 £37,500 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
-£88
after mortgage, operating costs & tax
Rent in£601/mo gross
£578/mo collected · £23/mo lost to voids
Where it goes
£203Mortgage£463Costs
Outgoings exceed rent — you top up £88/mo
Mortgage£203
Costs£463
Management£60
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£88
Returns
Return before costs on price14.42%
Cash return on cash-3.59%
Gross margin£115
Cash needed£29,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.84
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 | £7,212 | £5,557 | £2,438 | £0 | £0 | -£782 | -£782 |
| Year 2 | £7,428 | £5,724 | £2,438 | £0 | £0 | -£733 | -£1,515 |
| Year 3 | £7,651 | £5,895 | £2,438 | £0 | £0 | -£681 | -£2,196 |
| Year 4 | £7,881 | £6,072 | £2,438 | £0 | £0 | -£629 | -£2,825 |
| Year 5 | £8,117 | £6,254 | £2,438 | £0 | £0 | -£575 | -£3,400 |
Disposal gain (gross)-£11,440
CGT£0
Net Disposal proceeds£53,824
What we verified
What we verified
14061 ok · 4 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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortDL1 4LZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 51.7 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 marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£117,000 in 2006 → £50,000 asking
-57.3%in 20y
- 2006£117,000—
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 — -£88/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 | 14.42% | -£88 | £29,514 | -11.5% | Low | Feasible |
| Housing-benefit rent | 10.78% | -£245 | £29,514 | -42.8% | Med | Feasible |
| Council lease | 0.00% | -£569 | £29,514 | -120.3% | Low | Feasible |
| Refurb & refinance | 14.42% | -£88 | £36,320 | -9.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £69,570 | -15% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Darlington · cap £449/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Darlington
- LHA monthly cap:
- £449
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
+£590/mo cash flow vs Rent it out if converted to Rent by the room
57.60% Return before costs on price converted vs 14.42% as-is
As-is Rent it out
Monthly profit+£73
Return before costs on price14.42%
Cash needed£24,398
If converted to Rent by the room
Monthly profit+£662
Return before costs on price57.60%
Cash needed£40,398
Δ vs Rent it out Monthly profit+£590
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
£30,000
Range: £25,500 – £34,500
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£16,530–£30,000full refurb + room split
⚠️ Capped at 60% of £50,000 asking (£30,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£3,266–£6,532
- 1 × bathroom£2,166–£3,971
- Rewire£1,200–£2,100
- Replumb£900–£1,800
- Windows£2,999–£5,399
- Paint + decor£2,400–£3,899
- Flooring£3,599–£6,299
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 & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- OutstandingSt John's Church of England AcademyPrimary · Academy converter · DL1 4UB
- GoodThe Rydal AcademyPrimary · Academy sponsor led · DL1 4BH
- Not ratedFirthmoor Primary SchoolPrimary · Academy converter · DL1 4RW
- Not ratedSt Teresa's Catholic Primary SchoolPrimary · Academy converter · DL1 4NL
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£7,212
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,060
Exit costs
Projected sale price (5y · 2%/yr growth)£55,204
Capital gain (pre-CGT)£5,204
Sale costs (~2.5%)£1,380
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-£3,400
Rates as of Oct 2024
Acquisition costs
£29,514cash neededPurchase price£50,000
Deposit (25%)£12,500
Stamp duty+5% additional-property surcharge£2,500
Refurb£10,764
Legal + survey£2,000
Mortgage fees£1,750
Total cash neededdeposit + costs (loan covers the rest)£29,514
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
2 Bedroom Ground Floor Apartment
TO BE SOLD VIA ONLINE AUCTION
Offered for sale with a tenant, this well-presented two bedroom ground floor apartment on the popular Lowther Drive development in Darlington presents an ideal investment opportunity for landlords looking for an immediate rental income.
The accommodation briefly comprises a welcoming entrance hallway leading to a spacious lounge, providing a comfortable living and dining space. The fitted kitchen offers a range…
Floor plans
Listing metarightmove · Pattinson Estate Agents
About this listing
134 days · RightmovePrice history
5-year price trend
Monthly profit
−£88
Cash needed
£30K
Return after costs
-3.59%
IRR
-4.29%
Listed 134d ago
Lowther Drive, Darlington, Durham, DL1 4LZ
flat · 2 bed
£50,000
est £601 · 14.42% gross
1 / 2
60/100
Solid
14.42% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
14.42% Return before costs — above-market
Price
£50K
Return before costs
14.42%
est rent £601/monot enough comparablesRange £572–£631/mo (Q1–Q3)
Bedrooms
2
0 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £572–£631/mo · n=34
Financing
DepositYour cash in — the rest is the mortgage25% · £12,500
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 £37,500 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
-£88
after mortgage, operating costs & tax
Rent in£601/mo gross
£578/mo collected · £23/mo lost to voids
Where it goes
£203Mortgage£463Costs
Outgoings exceed rent — you top up £88/mo
Mortgage£203
Costs£463
Management£60
Maintenance£67
Insurance£20
CapEx reserve£30
Voids + council tax£7
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£88
Returns
Return before costs on price14.42%
Cash return on cash-3.59%
Gross margin£115
Cash needed£29,514
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.84
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Darlington · cap £449/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Darlington
- LHA monthly cap:
- £449
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 | £7,212 | £5,557 | £2,438 | £0 | £0 | -£782 | -£782 |
| Year 2 | £7,428 | £5,724 | £2,438 | £0 | £0 | -£733 | -£1,515 |
| Year 3 | £7,651 | £5,895 | £2,438 | £0 | £0 | -£681 | -£2,196 |
| Year 4 | £7,881 | £6,072 | £2,438 | £0 | £0 | -£629 | -£2,825 |
| Year 5 | £8,117 | £6,254 | £2,438 | £0 | £0 | -£575 | -£3,400 |
Rent by the room upside
What we verified
1507
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
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
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£488
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,400
Acquisition costs
25% deposit£12,500
Stamp duty£2,500
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£1,750
Cash needed£29,514
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
2 Bedroom Ground Floor Apartment
TO BE SOLD VIA ONLINE AUCTION
Offered for sale with a tenant, this well-presented two bedroom ground floor apartment on the popular Lowther Drive development in Darlington presents an ideal investment opportunity for landlords looking for an immediate rental income.
The accommodation briefly comprises a welcoming entrance hallway leading to a spacious lounge, providing a comfortable living and dining space. The fitted kitchen offers a range…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice