Monthly profit +£383/mo from completion — the no.1 reason to invest
15.64% return before costs — above-market
Priced below market -14% vs 12 nearby sold (last 12 mo) — instant equity
9.3% 5y IRR — strong total return on capital
Why to be cautious
Service charge unknown — could swing £100-300/mo
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£383/mo
Pays you every month, net of costs
Price vs market
Below market value
-14% vs 12 sold · interior unseen
Return · IRR
9.3%/yr
Solid annualised return
Cash left in
£38K
Stays in after refinancing at value
Price £130KCash to buy £54KReturn before costson price15.64%5-yr return on cash 55%Rent est. £1,694 (£1,371–£2,093)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,371–£2,093/mo · n=102
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,375–£13,766 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,875–£13,125
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history116d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£110,000 in 2019 → £130,000 asking
+18.2%in 7y
2019£110,000-8.3% in 2y
2017£120,000-29.4% in 10y
2007£170,000+88.9% in 7y
2000£89,999—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Refurb & refinance wins — +£394/mo · £11/mo ahead of Rent it out
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
Rent it out
15.64%
+£383
£53,883
54.5%
Low
Feasible
Housing-benefit rent
3.68%
-£600
£53,883
-63.7%
Med
Feasible
Council lease
3.68%
-£503
£53,883
-55.9%
Low
Feasible
⭐ Refurb & refinance
15.64%
+£394
£64,316
46.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£351
£152,366
2%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
-£129/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 15.64% as-is
As-is Rent it out
Monthly profit+£538
Return before costson price15.64%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costson price22.15%
Cash needed£60,398
Δ vs Rent it outMonthly profit-£129
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
concentration ~4.0% within 100m (4 known HMOs) — below the 10% threshold
sparse local HMO decisions (3) — limited history
4 known HMOs within 100 m · ≈4.0% within 100 m vs 10% policy
£37,795–£68,990full refurb + room split
What's in this cost
Kitchen£8,820–£17,640
1 × bathroom£5,850–£10,725
Rewire£2,500–£4,375
Replumb£1,875–£3,750
Windows£6,250–£11,250
Paint + decor£5,000–£8,125
Flooring£7,500–£13,125
Comparables
sold within 0.5 mi
Wide · CV 44.4%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Citywide Article 4 (County Durham)
4 known HMOs within 100 m · ≈4.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
Durham Gilesgate Primary School
Primary · Community school · DH1 1PH
Good
Durham Sixth Form Centre
16 plus · Academy 16-19 converter · DH1 1SG
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£4,452/yr kept
Annual gross rent£20,328
Section 24 credit£0
Annual tax due£1,228
Post-tax Monthly profitannual£4,452
Exit costs
£29,375 after CGT
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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 profitafter CGT£29,375
Rates as of Oct 2024
Acquisition costs
£53,883cash needed
Purchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£9,833
Legal + survey£2,000
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£53,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Claypath Court is an extremely well maintained block of City Centre Apartments designed for the over 55's with safety, friendship convenience and privacy in mind. 5 minutes walking distance of the market place. Having lift and stair access to all floors and telecom entrance system. At the rear of the property there is a communal garden and gated parking. This prestigious development was a former post office building and is now Grade II listed
Priced below market -14% vs 12 nearby sold (last 12 mo)
Monthly profit+£383/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.64% Return before costs — above-market
Price
£130K
14% below sold comps
Return before costs
15.64%
est rent £1,694/mo102 comps within 1 kmRange £1,371–£2,093/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,371–£2,093/mo · n=102
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,375–£13,766 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Wide · CV 44.4%Med confidence
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£1,079
CGT yr 5£0 · company level
5y net total£29,375
Acquisition costs
£54K
25% deposit£32,500
Stamp duty£6,600
Refurb£9,833
Legal + survey£2,000
Mortgage + broker£2,950
Cash needed£53,883
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Claypath Court is an extremely well maintained block of City Centre Apartments designed for the over 55's with safety, friendship convenience and privacy in mind. 5 minutes walking distance of the market place. Having lift and stair access to all floors and telecom entrance system. At the rear of the property there is a communal garden and gated parking. This prestigious development was a former post office building and is now Grade II listed