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Year 5 disposal
BMV -17%
⊞ View all 19
12/ 100
Weak
9.42% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- Priced below market -17% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£344/mo — significantly negative — real recurring drain
- -4.5% 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.
- 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
−£344/mo
You top up £344/mo
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
-4.5%/yr
Loses money over 5 years
Cash left in
£56K
Stays in after refinancing at value
Price £220KCash to buy £89KReturn before costs on price · Rent by the room 9.42%5-yr return on cash -18%Rent est. £982 (£771–£1,251)
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: £771–£1,251/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£344
after mortgage, operating costs & tax
Rent in£982/mo gross
£944/mo collected · £38/mo lost to voids
Where it goes
£894Mortgage£395Costs
Outgoings exceed rent — you top up £344/mo
Mortgage£894
Costs£395
Management£98
Maintenance£100
Insurance£28
CapEx reserve£49
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£344
Returns
Return before costs on price5.36%
Cash return on cash-4.64%
Gross margin£550
Cash needed£89,011
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £11,784 | £4,735 | £10,725 | £0 | £0 | -£3,676 | -£3,676 |
| Year 2 | £12,138 | £4,877 | £10,725 | £0 | £0 | -£3,464 | -£7,140 |
| Year 3 | £12,502 | £5,023 | £10,725 | £0 | £0 | -£3,246 | -£10,386 |
| Year 4 | £12,877 | £5,174 | £10,725 | £0 | £0 | -£3,022 | -£13,408 |
| Year 5 | £13,263 | £5,329 | £10,725 | £0 | £0 | -£2,791 | -£16,199 |
Disposal gain (gross)-£12,886
CGT£0
Net Disposal proceeds£236,825
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
Conversion approvability
Per-property planning assessment
Uncertain43% likely
Confidence: low
- 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
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — 103 designated areas (~29k properties)
Rates as of May 2026
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
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 cohortDL15 0GQ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 30 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 · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
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 history123d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£219,995 in 2025 → £220,000 asking
0.0%in 1y
- 2025£219,995—
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 — -£337/mo · £7/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 | 5.36% | -£344 | £89,011 | -18.2% | Low | Feasible |
| Housing-benefit rent | 2.59% | -£789 | £89,011 | -50.1% | Med | Feasible |
| Council lease | 2.59% | -£680 | £89,011 | -44.9% | Low | Feasible |
| ⭐ Refurb & refinance | 5.36% | -£337 | £106,055 | -14.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £255,755 | 3% | Med | Feasible |
| Rent by the room | 9.85% | -£1,022 | £115,011 | -45.9% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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
+£390/mo cash flow vs Rent it out if converted to Rent by the room
13.09% Return before costs on price converted vs 5.36% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,224/yr extra rent
3 → 4 lettable rooms · ~6.6% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)); convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (incl. the garage — convertible to a bedroom or the communal area); sized to County Durham adopted standard (6.51/10.22 m²; Durham CC Standards for Shared Houses (Category B)); adds ~£602/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMOuplift 5.36% → 6.63%
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (3 lettable rooms)
1× Double @ £627/mo1× Single @ £537/mo1× En-suite @ £643/mo
≈ £1,806/mo gross room income
As-is Rent it out
Monthly profit-£265
Return before costs on price5.36%
Cash needed£66,898
If converted to Rent by the room
Monthly profit+£124
Return before costs on price13.09%
Cash needed£82,898
Δ vs Rent it out Monthly profit+£390
+1 room (4 total)
Monthly profit+£129
Return before costs on price13.13%
Cash needed£92,898
Extra rent+£602/mo
Show conversion detail
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
£63,000–£114,165full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 3 × bathroom£17,550–£32,175
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£7,920–£12,870
- Flooring£11,880–£20,790
Based on 285 HMO comps within 7.7 km
Comparables
sold within 0.5 miWide · CV 24.2%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
- GoodHunwick Primary SchoolPrimary · Academy converter · DL15 0JX
- GoodOur Lady and St Thomas Catholic Primary School, WillingtonPrimary · Academy converter · DL15 0PB
- GoodSt Stephen's Church of England Primary SchoolPrimary · Voluntary controlled school · DL15 0QH
- Not ratedThe Grange Learning CentreNot applicable · Other independent special school · DL15 0TY
- Not ratedSunnybrow Primary SchoolPrimary · Community school · DL15 0LT
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£11,784
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£4,129
Exit costs
Projected sale price (5y · 2%/yr growth)£242,898
Capital gain (pre-CGT)£22,898
Sale costs (~2.5%)£6,072
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-£16,199
Rates as of Oct 2024
Acquisition costs
£89,011cash neededPurchase price£220,000
Deposit (25%)£55,000
Stamp duty+5% additional-property surcharge£12,900
Refurb£15,111
Legal + survey£1,700
Mortgage fees£4,300
Total cash neededdeposit + costs (loan covers the rest)£89,011
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Hawthorn Drive, presents an exceptional opportunity to acquire a beautifully maintained three-bedroom detached residence, occupying an enviable corner plot position within one of the village's newest and most desirable residential developments. Combining contemporary design, practical family living and a detached garage, this is a home perfectly suited to growing families, professional couples and buyers seeking a property that is ready to move straight into and is available…
Floor plans
Listing metarightmove · Ryan James Estate Agents
About this listing
123 days · RightmovePrice history
5-year price trend
Monthly profit
−£344
Cash needed
£89K
Return after costs
-4.64%
IRR
-4.48%
Listed 123d ago
Hawthorn Drive, Willington, Crook, Durham, DL15
detached · 3 bed · 3 bath
£220,000
est £982 · 5.36% gross
Priced below market
1 / 19
12/100
Marginal
9.42% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -17% vs 12 nearby sold (last 12 mo)
Price
£220K
17% below sold comps
Return before costs (best)
9.42%
Rent by the room
Bedrooms
3
3 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: £771–£1,251/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £55,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £165,000 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£344
after mortgage, operating costs & tax
Rent in£982/mo gross
£944/mo collected · £38/mo lost to voids
Where it goes
£894Mortgage£395Costs
Outgoings exceed rent — you top up £344/mo
Mortgage£894
Costs£395
Management£98
Maintenance£100
Insurance£28
CapEx reserve£49
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£7
Tax—
Shortfall−£344
Returns
Return before costs on price5.36%
Cash return on cash-4.64%
Gross margin£550
Cash needed£89,011
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £474/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £474
- 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 | £11,784 | £4,735 | £10,725 | £0 | £0 | -£3,676 | -£3,676 |
| Year 2 | £12,138 | £4,877 | £10,725 | £0 | £0 | -£3,464 | -£7,140 |
| Year 3 | £12,502 | £5,023 | £10,725 | £0 | £0 | -£3,246 | -£10,386 |
| Year 4 | £12,877 | £5,174 | £10,725 | £0 | £0 | -£3,022 | -£13,408 |
| Year 5 | £13,263 | £5,329 | £10,725 | £0 | £0 | -£2,791 | -£16,199 |
Rent by the room upside
What we verified
5007
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▾
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miWide · CV 24.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,145
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£16,199
Acquisition costs
25% deposit£55,000
Stamp duty£12,900
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£4,300
Cash needed£89,011
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
Hawthorn Drive, presents an exceptional opportunity to acquire a beautifully maintained three-bedroom detached residence, occupying an enviable corner plot position within one of the village's newest and most desirable residential developments. Combining contemporary design, practical family living and a detached garage, this is a home perfectly suited to growing families, professional couples and buyers seeking a property that is ready to move straight into and is available…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice