Skip to main contenthow this is calculated →
Year 5 disposal
BMV -6%
⊞ View all 10
60/ 100
Solid
Real 10.61% return before costs with manageable risks.
Why it works
- 10.61% return before costs — above-market
- Priced below market -6% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£101/mo — mildly negative — equity build may cover
- -3.0% 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
−£101/mo
You top up £101/mo
Price vs market
Below market value
-6% vs 12 sold · interior unseen
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash left in
£37K
Stays in after refinancing at value
Price £90KCash to buy £41KReturn before costs on price 10.61%5-yr return on cash -8%Rent est. £796 (£747–£848)
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: £747–£848/mo · n=157
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£7,460–£13,924 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
-£101
after mortgage, operating costs & tax
Rent in£796/mo gross
£765/mo collected · £31/mo lost to voids
Where it goes
£366Mortgage£501Costs
Outgoings exceed rent — you top up £101/mo
Mortgage£366
Costs£501
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£101
Returns
Return before costs on price10.61%
Cash return on cash-2.94%
Gross margin£265
Cash needed£41,296
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.09
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 | £9,552 | £6,010 | £4,388 | £0 | £0 | -£846 | -£846 |
| Year 2 | £9,839 | £6,191 | £4,388 | £0 | £0 | -£740 | -£1,585 |
| Year 3 | £10,134 | £6,376 | £4,388 | £0 | £0 | -£630 | -£2,215 |
| Year 4 | £10,438 | £6,568 | £4,388 | £0 | £0 | -£517 | -£2,733 |
| Year 5 | £10,751 | £6,765 | £4,388 | £0 | £0 | -£401 | -£3,134 |
Disposal gain (gross)-£9,563
CGT£0
Net Disposal proceeds£96,883
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
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
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 cohortNE8 3JZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 2.6 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 · 592 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,144–£7,696
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,512–£12,432
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history89d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£95,000 in 2014 → £90,000 asking
-5.3%in 12y
- 2014£95,000-17.4% in 8y
- 2006£114,950+11.7% in 2y
- 2004£102,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — -£64/mo · £28/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.61% | -£101 | £41,296 | -7.6% | Low | Feasible |
| Housing-benefit rent | 7.32% | -£337 | £41,296 | -42.2% | Med | Feasible |
| ⭐ Council lease | 10.61% | -£64 | £41,296 | -6.6% | Low | Feasible |
| Refurb & refinance | 10.61% | -£92 | £49,774 | -5.1% | Med | Feasible |
| Short-stay let / Airbnb | 8.77% | -£372 | £41,296 | -53.8% | High | Feasible |
| Buy, improve & sell | 0.00% | -£366 | £110,424 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
Local lettings demandby strategyLive area data
Short-stay let17% occupancy
£126/night ADR
Based on 20 short-let comps nearby
Rent by the room conversion upside
+£461/mo cash flow vs Rent it out if converted to Rent by the room
32.00% Return before costs on price converted vs 10.61% as-is
As-is Rent it out
Monthly profit+£74
Return before costs on price10.61%
Cash needed£34,398
If converted to Rent by the room
Monthly profit+£536
Return before costs on price32.00%
Cash needed£50,398
Δ vs Rent it out Monthly profit+£461
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
£29,546–£54,000full refurb + room split
⚠️ Capped at 60% of £90,000 asking (£54,000). Raw model: £36,574–£66,845. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,125–£14,250
- 1 × bathroom£4,726–£8,664
- Rewire£1,913–£3,348
- Replumb£1,435–£2,869
- Windows£4,782–£8,608
- Paint + decor£3,826–£6,217
- Flooring£5,739–£10,043
Comparables
sold within 0.5 miWide · CV 29.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedGateshead College16 plus · Further education · NE8 3BE
- Not ratedThe Gateshead Cheder Primary SchoolNot applicable · Other independent school · NE8 3HY
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£9,552
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,213
Exit costs
Projected sale price (5y · 2%/yr growth)£99,367
Capital gain (pre-CGT)£9,367
Sale costs (~2.5%)£2,484
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-£3,134
Rates as of Oct 2024
Acquisition costs
£41,296cash neededPurchase price£90,000
Deposit (25%)£22,500
Stamp duty+5% additional-property surcharge£4,500
Refurb£9,946
Legal + survey£2,000
Mortgage fees£2,350
Total cash neededdeposit + costs (loan covers the rest)£41,296
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Appealing to a wide range of purchasers, including first-time buyers, investors and those looking to downsize, this beautifully presented two-bedroom apartment is situated within the highly sought-after St James Village development.
Offering modern living in a convenient location, the property benefits from a secure intercom entry system, an allocated parking bay and well-tended communal areas, creating an ideal home for professionals, couples and small families alike.
Inte…
Floor plans
Listing metarightmove · Sarah Mains Residential Sales and Lettings
About this listing
89 days · RightmovePrice history
5-year price trend
Monthly profit
−£101
Cash needed
£41K
Return after costs
-2.94%
IRR
-3.02%
Listed 89d ago
Renforth Close, St James Village, NE8
flat · 2 bed · 1 bath · 592 sqft
£90,000
est £796 · 10.61% gross
EPC C
Priced below market
1 / 10
60/100
Solid
Real 10.61% — fundamentals work.
Priced below market -6% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.61% Return before costs — above-market
Price
£90K
6% below sold comps
Return before costs
10.61%
est rent £796/mo157 comps within 500 mRange £747–£848/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
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: £747–£848/mo · n=157
Financing
DepositYour cash in — the rest is the mortgage25% · £22,500
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 (£7,460–£13,924 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £67,500 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
-£101
after mortgage, operating costs & tax
Rent in£796/mo gross
£765/mo collected · £31/mo lost to voids
Where it goes
£366Mortgage£501Costs
Outgoings exceed rent — you top up £101/mo
Mortgage£366
Costs£501
Management£80
Maintenance£67
Insurance£20
CapEx reserve£40
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£101
Returns
Return before costs on price10.61%
Cash return on cash-2.94%
Gross margin£265
Cash needed£41,296
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.09
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context1623 active short-lets nearby
Short-let market context
- 1,623 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £9,552 | £6,010 | £4,388 | £0 | £0 | -£846 | -£846 |
| Year 2 | £9,839 | £6,191 | £4,388 | £0 | £0 | -£740 | -£1,585 |
| Year 3 | £10,134 | £6,376 | £4,388 | £0 | £0 | -£630 | -£2,215 |
| Year 4 | £10,438 | £6,568 | £4,388 | £0 | £0 | -£517 | -£2,733 |
| Year 5 | £10,751 | £6,765 | £4,388 | £0 | £0 | -£401 | -£3,134 |
Rent by the room upside
What we verified
3306
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▾
EPCEnergy efficiency ratingC
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
Comparables
sold within 0.5 miWide · CV 29.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£878
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£3,134
Acquisition costs
25% deposit£22,500
Stamp duty£4,500
Refurb£9,946
Legal + survey£2,000
Mortgage + broker£2,350
Cash needed£41,296
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
Appealing to a wide range of purchasers, including first-time buyers, investors and those looking to downsize, this beautifully presented two-bedroom apartment is situated within the highly sought-after St James Village development.
Offering modern living in a convenient location, the property benefits from a secure intercom entry system, an allocated parking bay and well-tended communal areas, creating an ideal home for professionals, couples and small families alike.
Inte…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice