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Year 5 disposal
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85/ 100
Strong
11.91% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.91% return before costs — above-market
- 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
+£114/mo
Barely breaks even each month
Price
£80K
No local sold comps to compare
Return · IRR
3.4%/yr
Modest annualised return
Cash to get in
£45K
Deposit + fees + refurb
Return before costs on price 11.91%5-yr return on cash 22%Rent est. £794 (£747–£844)
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: £747–£844/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£12,641–£23,597 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£114
after mortgage, operating costs & tax
Rent in£794/mo gross
£763/mo collected · £31/mo lost to voids
Where it goes
£325Mortgage£298Costs
£114/mo left as profit · 15% of rent kept
Mortgage£325
Costs£298
Management£79
Maintenance£50
Insurance£20
CapEx reserve£40
Voids + council tax£5
Ltd co. accounts£104
Tax£27
Profit+£114
Returns
Return before costs on price11.91%
Cash return on cash3.04%
Gross margin£465
Cash needed£44,755
Monthly profit payback32y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.35
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 | £9,528 | £3,580 | £3,900 | £0 | £389 | £1,659 | £1,659 |
| Year 2 | £9,814 | £3,688 | £3,900 | £0 | £423 | £1,803 | £3,462 |
| Year 3 | £10,108 | £3,798 | £3,900 | £0 | £458 | £1,952 | £5,414 |
| Year 4 | £10,412 | £3,912 | £3,900 | £0 | £494 | £2,105 | £7,519 |
| Year 5 | £10,724 | £4,030 | £3,900 | £0 | £531 | £2,263 | £9,783 |
Disposal gain (gross)-£16,437
CGT£0
Net Disposal proceeds£86,118
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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
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 profileFamily let
Tenant profilelikely cohortSR4 6RD · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Northumbria · 14.4 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 1119 sqft
£27k–£53k
£ per sqft
building cost only
£24–£48
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£7,833–£14,547
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,309–£23,499
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history29d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£72,500 in 2010 → £80,000 asking
+10.3%in 16y
- 2010£72,500+141.7% in 10y
- 2000£30,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£207/mo · £93/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 | 11.91% | +£114 | £44,755 | 21.9% | Low | Feasible |
| Housing-benefit rent | 8.24% | -£96 | £44,755 | -4.9% | Med | Feasible |
| ⭐ Council lease | 11.91% | +£207 | £44,755 | 31.6% | Low | Feasible |
| Refurb & refinance | 11.91% | +£114 | £55,497 | 17.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £109,297 | -12% | Med | Feasible |
| Rent by the room | 22.27% | +£101 | £44,755 | 29.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £549
- Scheme type:
- PSL
- Premium:
- +1200% 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
+£463/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 11.91% as-is
As-is Rent it out
Monthly profit+£104
Return before costs on price11.91%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.00%
Cash needed£47,898
Δ vs Rent it out Monthly profit+£463
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£26,622–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £56,073–£101,100. Verify with a surveyor before offering.
What's in this cost
- Kitchen£4,188–£8,375
- 1 × bathroom£2,777–£5,092
- Rewire£2,125–£3,719
- Replumb£1,594–£3,188
- Windows£5,313–£9,563
- Paint + decor£4,250–£6,907
- Flooring£6,375–£11,157
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- Not ratedDiamond Hall Infant AcademyPrimary · Academy converter · SR4 6JF
- Not ratedDiamond Hall Junior AcademyPrimary · Academy converter · SR4 6JF
- Not ratedSt Joseph's Catholic Primary School, SunderlandPrimary · Academy converter · SR4 6HY
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£9,528
Section 24 credit£0
Annual tax due£389
Post-tax Monthly profit annual£1,292
Exit costs
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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£9,783
Rates as of Oct 2024
Acquisition costs
£44,755cash neededPurchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£16,855
Legal + survey£1,700
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£44,755
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Upon entering the property, you are welcomed into a central hallway that provides access to the main ground floor rooms. To the left, the generous master bedroom features a large bay window, allowing plenty of natural light to fill the space and creating a bright and comfortable room.
Further along the hallway, the next door on the left leads into the spacious lounge, offering a welcoming area for relaxing and entertaining. The lounge also houses the staircase to the first f…
Floor plans
Listing metarightmove · Northwood
About this listing
29 days · RightmovePrice history
5-year price trend
Monthly profit
+£114
Cash needed
£45K
Return after costs
3.04%
IRR
3.37%
Listed 29d ago
14, EDWIN STREET, SUNDERLAND, SR4 6RD
✓ Verified address
terraced · 3 bed · 1 bath · 1,119 sqft
£80,000
est £794 · 11.91% gross
1 / 20
85/100
Strong
11.91% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.91% Return before costs — above-market
Price
£80K
Return before costs
11.91%
est rent £794/monot enough comparablesRange £747–£844/mo (Q1–Q3)
Bedrooms
3
1 bath
Energy rating
—
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: £747–£844/mo · n=45
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
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 (£12,641–£23,597 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£114
after mortgage, operating costs & tax
Rent in£794/mo gross
£763/mo collected · £31/mo lost to voids
Where it goes
£325Mortgage£298Costs
£114/mo left as profit · 15% of rent kept
Mortgage£325
Costs£298
Management£79
Maintenance£50
Insurance£20
CapEx reserve£40
Voids + council tax£5
Ltd co. accounts£104
Tax£27
Profit+£114
Returns
Return before costs on price11.91%
Cash return on cash3.04%
Gross margin£465
Cash needed£44,755
Monthly profit payback32y 11m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.35
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Sunderland · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Sunderland
- LHA monthly cap:
- £549
- Scheme type:
- PSL
- Premium:
- +1200% 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 | £9,528 | £3,580 | £3,900 | £0 | £389 | £1,659 | £1,659 |
| Year 2 | £9,814 | £3,688 | £3,900 | £0 | £423 | £1,803 | £3,462 |
| Year 3 | £10,108 | £3,798 | £3,900 | £0 | £458 | £1,952 | £5,414 |
| Year 4 | £10,412 | £3,912 | £3,900 | £0 | £494 | £2,105 | £7,519 |
| Year 5 | £10,724 | £4,030 | £3,900 | £0 | £531 | £2,263 | £9,783 |
Rent by the room upside
What we verified
5007
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 · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£319
CGT yr 5£0 · company level
5y net total£9,783
Acquisition costs
25% deposit£20,000
Stamp duty£4,000
Refurb£16,855
Legal + survey£1,700
Mortgage + broker£2,200
Cash needed£44,755
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
Upon entering the property, you are welcomed into a central hallway that provides access to the main ground floor rooms. To the left, the generous master bedroom features a large bay window, allowing plenty of natural light to fill the space and creating a bright and comfortable room.
Further along the hallway, the next door on the left leads into the spacious lounge, offering a welcoming area for relaxing and entertaining. The lounge also houses the staircase to the first f…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice