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Year 5 disposal
84/ 100
Strong
Strong investment fundamentals.
Why it works
- 8.55% return before costs — above-market
- 15.0% Rent by the room return before costs (net 7.88% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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
+£57/mo
Barely breaks even each month
Price
£160K
No local sold comps to compare
Return · IRR
1.4%/yr
Modest annualised return
Cash to get in
£69K
Deposit + fees + refurb
Return before costs on price · Rent by the room 14.97%5-yr return on cash 11%Rent est. £1,139 (£954–£1,360)
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
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: £954–£1,360/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £39,988
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £119,962.5 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£57
after mortgage, operating costs & tax
Rent in£1,139/mo gross
£1,095/mo collected · £44/mo lost to voids
Where it goes
£625Mortgage£400Costs
£57/mo left as profit · 5% of rent kept
Mortgage£625
Costs£400
Management£114
Maintenance£100
Insurance£20
CapEx reserve£57
Voids + council tax£5
Ltd co. accounts£104
Tax£13
Profit+£57
Returns
Return before costs on price8.55%
Cash return on cash0.99%
Gross margin£695
Cash needed£68,895
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £13,668 | £4,799 | £7,498 | £0 | £261 | £1,111 | £1,111 |
| Year 2 | £14,078 | £4,943 | £7,498 | £0 | £311 | £1,327 | £2,437 |
| Year 3 | £14,500 | £5,091 | £7,498 | £0 | £363 | £1,549 | £3,986 |
| Year 4 | £14,935 | £5,244 | £7,498 | £0 | £417 | £1,777 | £5,763 |
| Year 5 | £15,383 | £5,401 | £7,498 | £0 | £472 | £2,013 | £7,776 |
Disposal gain (gross)-£13,275
CGT£0
Net Disposal proceeds£172,183
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- 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
Price & sale history78d on marketno cuts yet
Strategy matrix
Rent it out wins — +£57/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 8.55% | +£57 | £68,895 | 11.3% | Low | Feasible |
| Housing-benefit rent | 3.56% | -£502 | £68,895 | -39.7% | Med | Feasible |
| Council lease | 0.00% | -£849 | £68,895 | -75.1% | Low | Feasible |
| Refurb & refinance | 8.55% | +£57 | £82,936 | 9.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£224 | £191,502 | 1% | Med | Feasible |
| Rent by the room | 14.97% | -£636 | £89,784 | -31.6% | — | Feasible |
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
+£236/mo cash flow vs Rent it out if converted to Rent by the room
18.01% Return before costs on price converted vs 8.55% as-is
£160k → 4-bed HMO @ ~£575/room: £2,361 pcm gross, ~£1,353 pcm net (9.0% net on £181k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,984/yr extra rent
3 → 4 lettable rooms
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)) in 83 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to County Durham adopted standard (6.51/10.22 m²; Durham CC Standards for Shared Houses (Category B)); adds ~£665/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 HMO+1 single
Sized to County Durham's adopted HMO standards
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 @ £656/mo1× Single @ £638/mo1× En-suite @ £703/mo
≈ £1,996/mo gross room income
As-is Rent it out
Monthly profit+£78
Return before costs on price8.55%
Cash needed£51,886
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.01%
Cash needed£67,886
Δ vs Rent it out Monthly profit+£236
+1 room (4 total)
Monthly profit+£467
Return before costs on price19.97%
Cash needed£77,886
Extra rent+£665/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
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
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 224 HMO comps within 4.8 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodBowburn Primary SchoolPrimary · Academy converter · DH6 5FP
- Not ratedStrawberry LaneNot applicable · Other independent special school · DH6 5BE
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£13,668
Section 24 credit£0
Annual tax due£261
Post-tax Monthly profit annual£585
Exit costs
Projected sale price (5y · 2%/yr growth)£176,598
Capital gain (pre-CGT)£16,648
Sale costs (~2.5%)£4,415
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£7,776
Rates as of Oct 2024
Acquisition costs
£68,895cash neededPurchase price£159,950
Deposit (25%)£39,988
Stamp duty+5% additional-property surcharge£8,697
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,399
Total cash neededdeposit + costs (loan covers the rest)£68,895
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Robinsons are delighted to present to the market this exceptional and unique THREE BEDROOM DETACHED HOUSE, offered for sale with no onward chain. Beautifully presented throughout, this fantastic property is perfectly suited to first-time buyers, growing families, or those seeking a spacious home ready to move straight into. The property boasts generous living accommodation, three well-proportioned bedrooms, excellent storage solutions, attractive gardens, gas central heating,…
Listing metarightmove · Robinsons
About this listing
78 days · RightmovePrice history
No price history available.
Monthly profit
+£57
Cash needed
£69K
Return after costs
0.99%
IRR
1.38%
Listed 78d ago
3 bedroom detached house for sale
detached · 3 bed · 1 bath
£159,950
est £1,139 · 8.55% gross
84/100
Strong
Real 14.97% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.55% Return before costs — above-market
15.0% Rent by the room Return before costs — conversion play
Price
£160K
Return before costs (best)
14.97%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £954–£1,360/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £39,988
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 £119,962.5 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)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
+£57
after mortgage, operating costs & tax
Rent in£1,139/mo gross
£1,095/mo collected · £44/mo lost to voids
Where it goes
£625Mortgage£400Costs
£57/mo left as profit · 5% of rent kept
Mortgage£625
Costs£400
Management£114
Maintenance£100
Insurance£20
CapEx reserve£57
Voids + council tax£5
Ltd co. accounts£104
Tax£13
Profit+£57
Returns
Return before costs on price8.55%
Cash return on cash0.99%
Gross margin£695
Cash needed£68,895
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.69
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 | £13,668 | £4,799 | £7,498 | £0 | £261 | £1,111 | £1,111 |
| Year 2 | £14,078 | £4,943 | £7,498 | £0 | £311 | £1,327 | £2,437 |
| Year 3 | £14,500 | £5,091 | £7,498 | £0 | £363 | £1,549 | £3,986 |
| Year 4 | £14,935 | £5,244 | £7,498 | £0 | £417 | £1,777 | £5,763 |
| Year 5 | £15,383 | £5,401 | £7,498 | £0 | £472 | £2,013 | £7,776 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,500
Annual rental tax£161
CGT yr 5£0 · company level
5y net total£7,776
Acquisition costs
25% deposit£39,988
Stamp duty£8,697
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,399
Cash needed£68,895
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
Robinsons are delighted to present to the market this exceptional and unique THREE BEDROOM DETACHED HOUSE, offered for sale with no onward chain. Beautifully presented throughout, this fantastic property is perfectly suited to first-time buyers, growing families, or those seeking a spacious home ready to move straight into. The property boasts generous living accommodation, three well-proportioned bedrooms, excellent storage solutions, attractive gardens, gas central heating,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice