Priced below market -31% vs 12 nearby sold (last 12 mo) — instant equity
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
+£78/mo
Barely breaks even each month
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
1.8%/yr
Modest annualised return
Cash left in
£54K
Stays in after refinancing at value
Price £95KCash to buy £86KReturn before costson price10.38%5-yr return on cash 9%Rent est. £822 (£816–£828)
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: £816–£828/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £71,250 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.
+£444/mo cash flow vs Rent it out if converted to Rent by the room
30.32% Return before costs on price converted vs 10.38% as-is
As-is Rent it out
Monthly profit+£75
Return before costson price10.38%
Cash needed£35,648
If converted to Rent by the room
Monthly profit+£520
Return before costson price30.32%
Cash needed£51,648
Δ vs Rent it outMonthly profit+£444
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
no known HMOs within 100m (below threshold)
sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£31,408–£57,000full refurb + room split
⚠️ Capped at 60% of £95,000 asking (£57,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,206–£12,411
1 × bathroom£4,116–£7,546
Rewire£2,280–£3,989
Replumb£1,710–£3,419
Windows£5,699–£10,258
Paint + decor£4,559–£7,409
Flooring£6,839–£11,968
Comparables
sold within 0.5 mi
Wide · CV 41.0%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)
≈0.0% within 100 m vs 10% policy
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
Framwellgate Moor Primary School
Primary · Community school · DH1 5BG
Outstanding
St Godric's Catholic Primary School, Durham
Primary · Academy converter · DH1 5LZ
Good
New College Durham
16 plus · Further education · DH1 5ES
Not rated
Durham Trinity School & Sports College
Not applicable · Community special school · DH1 5WB
Not rated
Durham Newton Hall Infants' School
Primary · Community school · DH1 5LP
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£862/yr kept
Annual gross rent£9,864
Section 24 credit£0
Annual tax due£291
Post-tax Monthly profitannual£862
Exit costs
£7,751 after CGT
Projected sale price (5y · 2%/yr growth)£104,888
Capital gain (pre-CGT)£9,888
Sale costs (~2.5%)£2,622
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£7,751
Rates as of Oct 2024
Acquisition costs
£86,342cash needed
Purchase price£95,000
Deposit (25%)£23,750
Stamp duty+5% additional-property surcharge£4,750
Refurb£53,717
Legal + survey£1,700
Mortgage fees£2,425
Total cash neededdeposit + costs (loan covers the rest)£86,342
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Ben Charles in conjunction with Moovd are delighted to offer this two-bedroom end-terrace property for sale by Option A – Unconditional Online Auction Terms, with a Buy It Now price of £95,000 plus Auction Fees. The property is located within the ever-popular Newton Hall area of Durham on Kirkham Road. The accommodation does require a full internal update, and this is reflected in the highly competitive asking price.
The ground floor briefly comprises entrance hallway with st…
Priced below market -31% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.38% Return before costs — above-market
Price
£95K
31% below sold comps
Return before costs
10.38%
est rent £822/monot enough comparablesRange £816–£828/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: £816–£828/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £23,750
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 (£40,288–£75,204 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £71,250 loan + £1,000 booking fee
Short-let (SA) context243 active short-lets nearby
Short-let market context
Local nightly-rate and occupancy benchmarks for this postcode.
243 active short-let listings in this postcode
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
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
£9,864
£3,700
£4,631
£0
£291
£1,242
£1,242
Year 2
£10,160
£3,811
£4,631
£0
£326
£1,392
£2,633
Year 3
£10,465
£3,925
£4,631
£0
£363
£1,545
£4,178
Year 4
£10,779
£4,043
£4,631
£0
£400
£1,704
£5,882
Year 5
£11,102
£4,164
£4,631
£0
£438
£1,868
£7,751
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
Wide · CV 41.0%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£926
Annual rental tax£219
CGT yr 5£0 · company level
5y net total£7,751
Acquisition costs
£86K
25% deposit£23,750
Stamp duty£4,750
Refurb£53,717
Legal + survey£1,700
Mortgage + broker£2,425
Cash needed£86,342
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
Ben Charles in conjunction with Moovd are delighted to offer this two-bedroom end-terrace property for sale by Option A – Unconditional Online Auction Terms, with a Buy It Now price of £95,000 plus Auction Fees. The property is located within the ever-popular Newton Hall area of Durham on Kirkham Road. The accommodation does require a full internal update, and this is reflected in the highly competitive asking price.
The ground floor briefly comprises entrance hallway with st…