10.96% return before costs — verify the rent + comps locally.
Why it works
10.96% return before costs — above-market
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
EPC D — must hit C by 2030 (~£3,000–£7,000)
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
+£104/mo
Barely breaks even each month
Price vs market
Above comparable sales
+133% vs 12 sold
Return · IRR
2.3%/yr
Modest annualised return
Cash to get in
£66K
Deposit + fees + refurb
Price £150KReturn before costson price10.96%5-yr return on cash 17%Rent est. £1,370 (£1,378–£1,362)
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: £1,378–£1,362/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 loan + £1,000 booking fee
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.
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 history30d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£81,000 in 2013 → £150,000 asking
+85.2%in 13y
2013£81,000+31.7% in 8y
2005£61,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£104/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
10.96%
+£104
£65,861
17.0%
Low
Feasible
Housing-benefit rent
4.74%
-£545
£65,861
-44.9%
Med
Feasible
Council lease
0.00%
-£976
£65,861
-90.9%
Low
Feasible
Refurb & refinance
10.96%
+£104
£79,405
14.1%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£181,155
-0%
Med
Feasible
Rent by the room
14.40%
-£148
£65,861
2.1%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£84/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 10.96% as-is
As-is Rent it out
Monthly profit+£262
Return before costson price10.96%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costson price19.20%
Cash needed£65,398
Δ vs Rent it outMonthly profit+£84
Show conversion detail
Conversion cost estimate
£52,000
Range: £46,000 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£48,006–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £54,690–£102,530. Verify with a surveyor before offering.
What's in this cost
Kitchen£7,584–£15,168
2 × bathroom£10,007–£18,346
Rewire£3,476–£6,083
Replumb£2,607–£5,214
Windows£8,690–£15,642
Paint + decor£6,083–£11,297
Flooring£9,559–£18,249
Comparables
sold within 0.5 mi
Wide · CV 20.4%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
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
Hassell Primary School
Primary · Community school · ST5 1LF
Good
Demetae Academy
Not applicable · Other independent school · ST5 1JF
Not rated
Lyme Brook Independent School
Not applicable · Other independent special school · ST5 1JB
Not rated
Newcastle-under-Lyme School
Not applicable · Other independent school · ST5 1DB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£1,126/yr kept
Annual gross rent£16,440
Section 24 credit£0
Annual tax due£412
Post-tax Monthly profitannual£1,126
Exit costs
£11,164 after CGT
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£11,164
Rates as of Oct 2024
Acquisition costs
£65,861cash needed
Purchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£65,861
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A rare opportunity to purchase two flats situated close to Newcastle town Centre. The property has also been used as a student rental investment in the past. The property benefits from Gas central heating and double glazing throughout. Accommodation comprises hallway, living room, bedroom, kitchen and bathroom at ground floor level with a further separate flat to the first floor comprising living room, kitchen, bedroom with ensuite bathroom off. At the rear is an enclosed pav…
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.96% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£150K
133% above sold comps
Return before costs
10.96%
est rent £1,370/monot enough comparables
Bedrooms
3
0 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,378–£1,362/mo · n=9
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £112,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£16,440
£6,958
£7,313
£0
£412
£1,758
£1,758
Year 2
£16,933
£7,166
£7,313
£0
£466
£1,988
£3,746
Year 3
£17,441
£7,381
£7,313
£0
£522
£2,225
£5,972
Year 4
£17,964
£7,603
£7,313
£0
£579
£2,470
£8,442
Year 5
£18,503
£7,831
£7,313
£0
£638
£2,722
£11,164
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
4206
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPC~£3,000–£7,000 to upgrade to CD
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 profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 20.4%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£1,463
Annual rental tax£292
CGT yr 5£0 · company level
5y net total£11,164
Acquisition costs
£66K
25% deposit£37,500
Stamp duty£8,000
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,250
Cash needed£65,861
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
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Description& agent copyRightmove
A rare opportunity to purchase two flats situated close to Newcastle town Centre. The property has also been used as a student rental investment in the past. The property benefits from Gas central heating and double glazing throughout. Accommodation comprises hallway, living room, bedroom, kitchen and bathroom at ground floor level with a further separate flat to the first floor comprising living room, kitchen, bedroom with ensuite bathroom off. At the rear is an enclosed pav…