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Year 5 disposal
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55/ 100
Caution
Real 9.46% return before costs but flagged risks need pricing in.
Why it works
- 9.46% return before costs — above-market
- 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 −£110/mo — mildly negative — equity build may cover
- -3.0% 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
−£110/mo
You top up £110/mo
Price vs market
Above comparable sales
+9% vs 12 sold
Return · IRR
-3.0%/yr
Loses money over 5 years
Cash to get in
£43K
Deposit + fees + refurb
Price £123KReturn before costs on price 9.46%5-yr return on cash -6%Rent est. £966 (£847–£1,102)
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 21 Sep 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: £847–£1,102/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £30,625
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £91,875 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
-£110
after mortgage, operating costs & tax
Rent in£966/mo gross
£929/mo collected · £37/mo lost to voids
Where it goes
£521Mortgage£517Costs
Outgoings exceed rent — you top up £110/mo
Mortgage£521
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£110
Returns
Return before costs on price9.46%
Cash return on cash-3.06%
Gross margin£411
Cash needed£42,938
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
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 | £11,592 | £6,208 | £6,252 | £0 | £0 | -£868 | -£868 |
| Year 2 | £11,940 | £6,395 | £6,252 | £0 | £0 | -£707 | -£1,575 |
| Year 3 | £12,298 | £6,586 | £6,252 | £0 | £0 | -£541 | -£2,116 |
| Year 4 | £12,667 | £6,784 | £6,252 | £0 | £0 | -£369 | -£2,485 |
| Year 5 | £13,047 | £6,987 | £6,252 | £0 | £0 | -£193 | -£2,678 |
Disposal gain (gross)-£106
CGT£0
Net Disposal proceeds£131,869
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 cohortST5 2AN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 50.1 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 · 646 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,522–£8,398
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,106–£13,566
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history32d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£119,950 in 2006 → £122,500 asking
+2.1%in 20y
- 2006£119,950—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£110/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 | 9.46% | -£110 | £42,938 | -6.2% | Low | Feasible |
| Housing-benefit rent | 4.69% | -£539 | £42,938 | -70.0% | Med | Feasible |
| Council lease | 0.00% | -£887 | £42,938 | -127.1% | Low | Feasible |
| Refurb & refinance | 9.46% | -£110 | £49,603 | -5.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £132,515 | 8% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- 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 impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£350/mo cash flow vs Rent it out if converted to Rent by the room
23.51% Return before costs on price converted vs 9.46% as-is
As-is Rent it out
Monthly profit+£83
Return before costs on price9.46%
Cash needed£42,523
If converted to Rent by the room
Monthly profit+£433
Return before costs on price23.51%
Cash needed£58,523
Δ vs Rent it out Monthly profit+£350
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
£36,950–£69,720full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,584–£4,522
- Replumb£1,938–£3,876
- Windows£6,460–£11,628
- Paint + decor£4,522–£8,398
- Flooring£7,106–£13,566
Comparables
sold within 0.5 miWide · CV 49.1%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Giles' and St George's Church of England AcademyPrimary · Academy converter · ST5 2NB
- Not ratedNewcastle and Stafford Colleges Group16 plus · Further education · ST5 2GB
- Not ratedBlackfriars AcademyNot applicable · Academy special converter · ST5 2TF
- Not ratedCoppice AcademyNot applicable · Academy special converter · ST5 2EY
- Not ratedEdenhurst Preparatory SchoolNot applicable · Other independent school · ST5 2PU
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£11,592
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,314
Exit costs
Projected sale price (5y · 2%/yr growth)£135,250
Capital gain (pre-CGT)£12,750
Sale costs (~2.5%)£3,381
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-£2,678
Rates as of Oct 2024
Acquisition costs
£42,938cash neededPurchase price£122,500
Deposit (25%)£30,625
Stamp duty+5% additional-property surcharge£6,125
Refurb£1,350
Legal + survey£2,000
Mortgage fees£2,838
Total cash neededdeposit + costs (loan covers the rest)£42,938
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Heywoods are pleased to present this two bedroom ground floor apartment on The Mill, Enderley Street, Newcastle-under-Lyme, offering spacious and well-maintained accommodation within a popular modern development and available with no onward chain.
The apartment has been freshly presented and benefits from new carpets, creating a clean and welcoming home that is ready for its next owner to move straight into. The accommodation is arranged around a central hallway, with the st…
Floor plans
Listing metarightmove · Heywoods
About this listing
32 days · RightmovePrice history
5-year price trend
Monthly profit
−£110
Cash needed
£43K
Return after costs
-3.06%
IRR
-3.04%
Listed 32d ago
Enderley Street, Newcastle, ST5
flat · 2 bed · 1 bath · 646 sqft
£122,500
est £966 · 9.46% gross
EPC C
1 / 23
55/100
Caution
Real 9.46% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.46% Return before costs — above-market
Price
£123K
9% above sold comps
Return before costs
9.46%
est rent £966/monot enough comparablesRange £847–£1,102/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 21 Sep 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: £847–£1,102/mo · n=33
Financing
DepositYour cash in — the rest is the mortgage25% · £30,625
Standard 75% LTV for BTL
Mortgage rate5y fixed6.1%
5-year fixed at 75% LTV — 6.05% (as of 2026-09-21).
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £91,875 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
-£110
after mortgage, operating costs & tax
Rent in£966/mo gross
£929/mo collected · £37/mo lost to voids
Where it goes
£521Mortgage£517Costs
Outgoings exceed rent — you top up £110/mo
Mortgage£521
Costs£517
Management£97
Maintenance£67
Insurance£20
CapEx reserve£48
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£110
Returns
Return before costs on price9.46%
Cash return on cash-3.06%
Gross margin£411
Cash needed£42,938
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.87
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- 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 | £11,592 | £6,208 | £6,252 | £0 | £0 | -£868 | -£868 |
| Year 2 | £11,940 | £6,395 | £6,252 | £0 | £0 | -£707 | -£1,575 |
| Year 3 | £12,298 | £6,586 | £6,252 | £0 | £0 | -£541 | -£2,116 |
| Year 4 | £12,667 | £6,784 | £6,252 | £0 | £0 | -£369 | -£2,485 |
| Year 5 | £13,047 | £6,987 | £6,252 | £0 | £0 | -£193 | -£2,678 |
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 49.1%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,250
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£2,678
Acquisition costs
25% deposit£30,625
Stamp duty£6,125
Refurb£1,350
Legal + survey£2,000
Mortgage + broker£2,838
Cash needed£42,938
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
Heywoods are pleased to present this two bedroom ground floor apartment on The Mill, Enderley Street, Newcastle-under-Lyme, offering spacious and well-maintained accommodation within a popular modern development and available with no onward chain.
The apartment has been freshly presented and benefits from new carpets, creating a clean and welcoming home that is ready for its next owner to move straight into. The accommodation is arranged around a central hallway, with the st…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice