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Year 5 disposal
BMV -36%
⊞ View all 16
60/ 100
Solid
10.04% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.04% return before costs — above-market
- Priced below market -36% 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
- Monthly profit −£52/mo — mildly negative — equity build may cover
- -1.3% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£52/mo
You top up £52/mo
Price vs market
Below market value
-36% vs 12 sold · interior unseen
Return · IRR
-1.3%/yr
Loses money over 5 years
Cash left in
£4K
Stays in after refinancing at value
Price £98KCash to buy £44KReturn before costs on price 10.04%5-yr return on cash 0%Rent est. £816 (£746–£893)
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: £746–£893/mo · n=67
Financing
DepositYour cash in — the rest is the mortgage25% · £24,375
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 £73,125 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
-£52
after mortgage, operating costs & tax
Rent in£816/mo gross
£785/mo collected · £31/mo lost to voids
Where it goes
£396Mortgage£441Costs
Outgoings exceed rent — you top up £52/mo
Mortgage£396
Costs£441
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£7
Service charge + ground rent£114
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£52
Returns
Return before costs on price10.04%
Cash return on cash-1.41%
Gross margin£344
Cash needed£44,477
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
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 | £9,792 | £5,288 | £4,753 | £0 | £0 | -£249 | -£249 |
| Year 2 | £10,086 | £5,446 | £4,753 | £0 | £0 | -£114 | -£363 |
| Year 3 | £10,388 | £5,610 | £4,753 | £0 | £5 | £20 | -£342 |
| Year 4 | £10,700 | £5,778 | £4,753 | £0 | £32 | £137 | -£206 |
| Year 5 | £11,021 | £5,951 | £4,753 | £0 | £60 | £256 | £51 |
Disposal gain (gross)-£10,182
CGT£0
Net Disposal proceeds£104,957
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
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
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 1EG · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 21.8 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 history78d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£129,500 in 2007 → £97,500 asking
-24.7%in 19y
- 2007£129,500—
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 — -£46/mo · £6/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 | 10.04% | -£52 | £44,477 | 0.1% | Low | Feasible |
| Housing-benefit rent | 4.91% | -£418 | £44,477 | -52.2% | Med | Feasible |
| Council lease | 4.91% | -£325 | £44,477 | -43.3% | Low | Feasible |
| ⭐ Refurb & refinance | 10.04% | -£46 | £53,658 | 0.7% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£305 | £119,445 | -2% | 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
+£448/mo cash flow vs Rent it out if converted to Rent by the room
29.54% Return before costs on price converted vs 10.04% as-is
As-is Rent it out
Monthly profit+£64
Return before costs on price10.04%
Cash needed£36,273
If converted to Rent by the room
Monthly profit+£512
Return before costs on price29.54%
Cash needed£52,273
Δ vs Rent it out Monthly profit+£448
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
£32,196–£58,500full refurb + room split
⚠️ Capped at 60% of £97,500 asking (£58,500). Raw model: £50,490–£91,740. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,624–£11,249
- 2 × bathroom£7,461–£13,678
- Rewire£2,066–£3,616
- Replumb£1,550–£3,099
- Windows£5,165–£9,297
- Paint + decor£4,132–£6,715
- Flooring£6,198–£10,847
Comparables
sold within 0.5 miWide · CV 44.4%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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodDurham Gilesgate Primary SchoolPrimary · Community school · DH1 1PH
- Not ratedDurham Sixth Form Centre16 plus · Academy 16-19 converter · DH1 1SG
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£9,792
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£626
Exit costs
Projected sale price (5y · 2%/yr growth)£107,648
Capital gain (pre-CGT)£10,148
Sale costs (~2.5%)£2,691
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£51
Rates as of Oct 2024
Acquisition costs
£44,477cash neededPurchase price£97,500
Deposit (25%)£24,375
Stamp duty+5% additional-property surcharge£4,875
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,463
Total cash neededdeposit + costs (loan covers the rest)£44,477
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bridgfords Estate Agents are delighted to present to the market this fantastic two bedroom, penthouse apartment with a potential rental yield of 10.3% after fees and located in the popular Durham suburb of Carville.
The apartment is accessed through a spacious and tidy communal hallway and can be found on the second and top floor of the building. Upon entry into the apartment you are greeted by an entrance hallway with doors to all principle rooms as well as a deep storage c…
Floor plans
Nearby active comparables20 rentals
Comparable rentals
DH1 · same beds + typeMedian nearby: £850/mo · 20 of 20 already let+£34 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 · Bridgfords
About this listing
78 days · RightmovePrice history
5-year price trend
Monthly profit
−£52
Cash needed
£44K
Return after costs
-1.41%
IRR
-1.31%
Listed 78d ago
Pickering Place, Durham, DH1
flat · 2 bed · 2 bath
£97,500
est £816 · 10.04% gross
EPC C
Priced below market
1 / 16
60/100
Solid
10.04% — verify the rent + comps locally.
Priced below market -36% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.04% Return before costs — above-market
Price
£98K
36% below sold comps
Return before costs
10.04%
est rent £816/monot enough comparablesRange £746–£893/mo (Q1–Q3)
Bedrooms
2
2 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: £746–£893/mo · n=67
Financing
DepositYour cash in — the rest is the mortgage25% · £24,375
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 £73,125 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
-£52
after mortgage, operating costs & tax
Rent in£816/mo gross
£785/mo collected · £31/mo lost to voids
Where it goes
£396Mortgage£441Costs
Outgoings exceed rent — you top up £52/mo
Mortgage£396
Costs£441
Management£82
Maintenance£67
Insurance£20
CapEx reserve£41
Voids + council tax£7
Service charge + ground rent£114
Ltd co. accounts£104
Selective licensing£6
Tax—
Shortfall−£52
Returns
Return before costs on price10.04%
Cash return on cash-1.41%
Gross margin£344
Cash needed£44,477
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
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 | £9,792 | £5,288 | £4,753 | £0 | £0 | -£249 | -£249 |
| Year 2 | £10,086 | £5,446 | £4,753 | £0 | £0 | -£114 | -£363 |
| Year 3 | £10,388 | £5,610 | £4,753 | £0 | £5 | £20 | -£342 |
| Year 4 | £10,700 | £5,778 | £4,753 | £0 | £32 | £137 | -£206 |
| Year 5 | £11,021 | £5,951 | £4,753 | £0 | £60 | £256 | £51 |
Rent by the room upside
What we verified
5306
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
Service chargeReduces net yield£1,250/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 44.4%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£951
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£51
Acquisition costs
25% deposit£24,375
Stamp duty£4,875
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,463
Cash needed£44,477
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
Bridgfords Estate Agents are delighted to present to the market this fantastic two bedroom, penthouse apartment with a potential rental yield of 10.3% after fees and located in the popular Durham suburb of Carville.
The apartment is accessed through a spacious and tidy communal hallway and can be found on the second and top floor of the building. Upon entry into the apartment you are greeted by an entrance hallway with doors to all principle rooms as well as a deep storage c…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice