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Year 5 disposal
BMV -32%
⊞ View all 16
33/ 100
Weak
8.99% return before costs — verify the rent + comps locally.
Why it works
- 8.99% return before costs — above-market
- Priced below market -32% 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
- Monthly profit −£15/mo — mildly negative — equity build may cover
- -0.0% 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
−£15/mo
You top up £15/mo
Price vs market
Below market value
-32% vs 12 sold · interior unseen
Return · IRR
-0.0%/yr
Loses money over 5 years
Cash left in
£9K
Stays in after refinancing at value
Price £160KCash to buy £65KReturn before costs on price 8.99%5-yr return on cash 5%Rent est. £1,199 (£996–£1,443)
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: £996–£1,443/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 £120,000 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
-£15
after mortgage, operating costs & tax
Rent in£1,199/mo gross
£1,153/mo collected · £46/mo lost to voids
Where it goes
£650Mortgage£518Costs
Outgoings exceed rent — you top up £15/mo
Mortgage£650
Costs£518
Management£120
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£8
Service charge + ground rent£130
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£15
Returns
Return before costs on price8.99%
Cash return on cash-0.28%
Gross margin£635
Cash needed£64,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
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 | £14,388 | £6,217 | £7,800 | £0 | £70 | £301 | £301 |
| Year 2 | £14,820 | £6,404 | £7,800 | £0 | £117 | £499 | £800 |
| Year 3 | £15,264 | £6,596 | £7,800 | £0 | £165 | £703 | £1,503 |
| Year 4 | £15,722 | £6,794 | £7,800 | £0 | £214 | £914 | £2,418 |
| Year 5 | £16,194 | £6,998 | £7,800 | £0 | £265 | £1,131 | £3,549 |
Disposal gain (gross)-£9,227
CGT£0
Net Disposal proceeds£172,237
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
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 cohortDH1 4BP · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 22.2 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 · 2-bath · 810 sqft
£25k–£49k
£ per sqft
building cost only
£31–£61
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history127d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£161,000 in 2017 → £160,000 asking
-0.6%in 9y
- 2017£161,000+5.6% in 2y
- 2015£152,500-12.9% in 8y
- 2007£175,000+15.2% in 2y
- 2005£151,953—
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 — -£6/mo · £9/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 | 8.99% | -£15 | £64,864 | 5.5% | Low | Feasible |
| Housing-benefit rent | 2.99% | -£690 | £64,864 | -61.0% | Med | Feasible |
| Council lease | 2.99% | -£595 | £64,864 | -54.7% | Low | Feasible |
| ⭐ Refurb & refinance | 8.99% | -£6 | £77,170 | 5.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£321 | £185,770 | 3% | 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
+£197/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 8.99% as-is
As-is Rent it out
Monthly profit+£118
Return before costs on price8.99%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£197
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
£40,000
Range: £34,000 – £48,000
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
£50,490–£91,740full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 2 × bathroom£11,700–£21,450
- 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 miWide · CV 31.3%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
- GoodNeville's Cross Primary School and NurseryPrimary · Community school · DH1 4JG
- GoodSt Margaret's Church of England Primary SchoolPrimary · Voluntary controlled school · DH1 4QB
- Not ratedDurham Cathedral Schools FoundationNot applicable · Other independent school · DH1 4SZ
- Not ratedDurham Johnston Comprehensive SchoolSecondary · Community school · DH1 4SU
- Not ratedSt Leonard's Catholic School, DurhamSecondary · Academy converter · DH1 4NG
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£14,388
Section 24 credit£0
Annual tax due£70
Post-tax Monthly profit annual-£253
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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£3,549
Rates as of Oct 2024
Acquisition costs
£64,864cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£10,764
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£64,864
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Reeds Rains exclusively invite you to discover this fantastic two bedroom ground floor flat in Crossgate Moor. The property, which is well presented, would appeal to a wide variety of buyers, and benefits from easy access to all that Durham City has to offer. The floorplan comprises a living room, kitchen, two bedrooms, and a bathroom. To the front of the property is residents' parking. Archers Court is located in Crossgate Moor, which is walking distance from Durham City, an…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DH1 · same beds + typeMedian nearby: £850/mo · 20 of 20 already let-£349 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 · Reeds Rains
About this listing
127 days · RightmovePrice history
5-year price trend
Monthly profit
−£15
Cash needed
£65K
Return after costs
-0.28%
IRR
-0.03%
Listed 127d ago
Archers Court, Crossgate Moor, Durham, DH1
flat · 2 bed · 2 bath
£160,000
est £1,199 · 8.99% gross
Priced below market
1 / 16
33/100
Marginal
8.99% — verify the rent + comps locally.
Priced below market -32% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.99% Return before costs — above-market
Price
£160K
32% below sold comps
Return before costs
8.99%
est rent £1,199/monot enough comparablesRange £996–£1,443/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
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: £996–£1,443/mo · n=69
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
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 £120,000 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
-£15
after mortgage, operating costs & tax
Rent in£1,199/mo gross
£1,153/mo collected · £46/mo lost to voids
Where it goes
£650Mortgage£518Costs
Outgoings exceed rent — you top up £15/mo
Mortgage£650
Costs£518
Management£120
Maintenance£67
Insurance£20
CapEx reserve£60
Voids + council tax£8
Service charge + ground rent£130
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£15
Returns
Return before costs on price8.99%
Cash return on cash-0.28%
Gross margin£635
Cash needed£64,864
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.77
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 | £14,388 | £6,217 | £7,800 | £0 | £70 | £301 | £301 |
| Year 2 | £14,820 | £6,404 | £7,800 | £0 | £117 | £499 | £800 |
| Year 3 | £15,264 | £6,596 | £7,800 | £0 | £165 | £703 | £1,503 |
| Year 4 | £15,722 | £6,794 | £7,800 | £0 | £214 | £914 | £2,418 |
| Year 5 | £16,194 | £6,998 | £7,800 | £0 | £265 | £1,131 | £3,549 |
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£1,440/yr
Ground rentDoubling clauses kill mortgageability£125/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 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,560
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,549
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£64,864
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
Reeds Rains exclusively invite you to discover this fantastic two bedroom ground floor flat in Crossgate Moor. The property, which is well presented, would appeal to a wide variety of buyers, and benefits from easy access to all that Durham City has to offer. The floorplan comprises a living room, kitchen, two bedrooms, and a bathroom. To the front of the property is residents' parking. Archers Court is located in Crossgate Moor, which is walking distance from Durham City, an…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice