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
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
+£108/mo
Barely breaks even each month
Price
£85K
No local sold comps to compare
Return · IRR
2.3%/yr
Modest annualised return
Cash to get in
£80K
Deposit + fees + refurb
Return before costson price11.45%5-yr return on cash 12%Rent est. £811 (£760–£865)
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: £760–£865/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Capped at 60% of £85,000 asking (£51,000). Raw model: £43,740–£82,330. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Flooring · Carpet on bedrooms + LVT/laminate downstairs£9,240–£17,640
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history101d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£108/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
11.45%
+£108
£80,475
11.8%
Low
Feasible
Housing-benefit rent
6.76%
-£170
£80,475
-8.9%
Med
Feasible
Council lease
0.00%
-£519
£80,475
-39.5%
Low
Feasible
Refurb & refinance
11.45%
+£108
£101,725
9.4%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£174
£158,950
-35%
Med
Feasible
Rent by the room
—
—
—
—
—
Disabledneeds 3+ beds
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£479
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
+£452/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 11.45% as-is
As-is Rent it out
Monthly profit+£100
Return before costson price11.45%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costson price33.88%
Cash needed£49,148
Δ vs Rent it outMonthly profit+£452
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
£27,095–£51,000full refurb + room split
⚠️ Capped at 60% of £85,000 asking (£51,000). Raw model: £43,740–£82,330. Verify with a surveyor before offering.
What's in this cost
Kitchen£5,352–£10,704
1 × bathroom£3,531–£6,473
Rewire£2,081–£3,642
Replumb£1,561–£3,122
Windows£5,203–£9,366
Paint + decor£3,642–£6,764
Flooring£5,724–£10,927
Comparables
sold within 0.5 mi
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
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
The Orme Academy
Secondary · Academy sponsor led · ST5 9JU
Good
Merryfields School
Not applicable · Academy special converter · ST5 9NY
Not rated
Hempstalls Primary School
Primary · Academy converter · ST5 9LH
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,224/yr kept
Annual gross rent£9,732
Section 24 credit£0
Annual tax due£375
Post-tax Monthly profitannual£1,224
Exit costs
£9,523 after CGT
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
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£9,523
Rates as of Oct 2024
Acquisition costs
£80,475cash needed
Purchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£51,000
Legal + survey£1,700
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£80,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This two bedroom mid terrace property is situated on the periphery of Newcastle town centre and offers easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, two double bedrooms and a bathroom. Gas central heating, upvc double glazing and gardens to the front and rear elevations…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.45% Return before costs — above-market
Price
£85K
Return before costs
11.45%
est rent £811/monot enough comparablesRange £760–£865/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £760–£865/mo · n=31
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
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 (£)
Capped at 60% of £85,000 asking (£51,000). Raw model: £43,740–£82,330. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£479
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
£9,732
£3,615
£4,144
£0
£375
£1,598
£1,598
Year 2
£10,024
£3,723
£4,144
£0
£410
£1,747
£3,345
Year 3
£10,325
£3,835
£4,144
£0
£446
£1,900
£5,245
Year 4
£10,634
£3,950
£4,144
£0
£483
£2,058
£7,303
Year 5
£10,953
£4,068
£4,144
£0
£521
£2,220
£9,523
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
13 total
3307
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile3▾
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 mi
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£829
Annual rental tax£304
CGT yr 5£0 · company level
5y net total£9,523
Acquisition costs
£80K
25% deposit£21,250
Stamp duty£4,250
Refurb£51,000
Legal + survey£1,700
Mortgage + broker£2,275
Cash needed£80,475
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This two bedroom mid terrace property is situated on the periphery of Newcastle town centre and offers easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, kitchen/diner, porch, cloakroom w/c, two double bedrooms and a bathroom. Gas central heating, upvc double glazing and gardens to the front and rear elevations…