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Year 5 disposal
BMV -35%
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30/ 100
Weak
11.66% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.7% Rent by the room return before costs (net 6.42% after CapEx + bills) — conversion play
- Priced below market -35% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Auction lot — bridging-only finance, 28-day completion
- Monthly profit −£81/mo — mildly negative — equity build may cover
- -0.7% 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
−£81/mo
You top up £81/mo
Price vs market
Below market value
-35% vs 12 sold · interior unseen
Return · IRR
-0.7%/yr
Loses money over 5 years
Cash left in
£6K
Stays in after refinancing at value
Price £360KCash to buy £148KReturn before costs on price · Rent by the room 11.66%5-yr return on cash 3%Rent est. £1,998 (£1,848–£2,160)
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: £1,848–£2,160/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£81
after mortgage, operating costs & tax
Rent in£1,998/mo gross
£1,921/mo collected · £77/mo lost to voids
Where it goes
£1,463Mortgage£539Costs
Outgoings exceed rent — you top up £81/mo
Mortgage£1,463
Costs£539
Management£200
Maintenance£100
Insurance£28
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£81
Returns
Return before costs on price6.66%
Cash return on cash-0.65%
Gross margin£1,382
Cash needed£148,355
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £23,976 | £6,470 | £17,550 | £0 | £0 | -£44 | -£44 |
| Year 2 | £24,695 | £6,664 | £17,550 | £0 | £91 | £390 | £346 |
| Year 3 | £25,436 | £6,864 | £17,550 | £0 | £194 | £828 | £1,175 |
| Year 4 | £26,199 | £7,070 | £17,550 | £0 | £300 | £1,279 | £2,454 |
| Year 5 | £26,985 | £7,282 | £17,550 | £0 | £409 | £1,744 | £4,198 |
Disposal gain (gross)-£24,423
CGT£0
Net Disposal proceeds£387,532
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 cohortST5 5BU · 5 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Manchester · 56.5 km
Reason
5-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
5-bed · 4-bath · 1350 sqft
£41k–£81k
£ per sqft
building cost only
£31–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 4 × bathroom · Full strip + retile£13,300–£26,600
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Mandatory
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 history25d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£550,000 in 2019 → £360,000 asking
-34.5%in 7y
- 2019£550,000+175.0% in 15y
- 2004£200,000—
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 — -£81/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 | 6.66% | -£81 | £148,355 | 2.8% | Low | Feasible |
| Housing-benefit rent | 2.66% | -£1,108 | £148,355 | -41.3% | Med | Feasible |
| Council lease | 0.00% | -£1,695 | £148,355 | -69.1% | Low | Feasible |
| Refurb & refinance | 6.66% | -£81 | £175,877 | 2.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £421,477 | 3% | Med | Feasible |
| Rent by the room | 11.66% | -£1,307 | £190,355 | -31.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £798
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
-£403/mo cash flow vs Rent it out if converted to Rent by the room
8.00% Return before costs on price converted vs 6.66% as-is
Room mix (5 lettable rooms)
5× Double @ £700/mo
≈ £3,498/mo gross room income
As-is Rent it out
Monthly profit+£10
Return before costs on price6.66%
Cash needed£101,898
If converted to Rent by the room
Monthly profit-£394
Return before costs on price8.00%
Cash needed£117,898
Δ vs Rent it out Monthly profit-£403
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£78,690–£146,830full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 4 × bathroom£22,800–£41,800
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 882 HMO comps within 7.2 km
Comparables
sold within 0.5 miWide · CV 31.3%Med confidence
Loading 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
- Requires improvementSt John's CofE Primary AcademyPrimary · Academy converter · ST5 5AF
- Not ratedUniversity of KeeleNot applicable · Higher education institutions · ST5 5BG
- Not ratedBaldwins Gate CofE(VC) Primary SchoolPrimary · Voluntary controlled school · ST5 5DF
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£23,976
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£966
Exit costs
Projected sale price (5y · 2%/yr growth)£397,469
Capital gain (pre-CGT)£37,469
Sale costs (~2.5%)£9,937
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£4,198
Rates as of Oct 2024
Acquisition costs
£148,355cash neededPurchase price£360,000
Deposit (25%)£90,000
Stamp duty+5% additional-property surcharge£26,000
Refurb£23,805
Legal + survey£2,150
Mortgage fees£6,400
Total cash neededdeposit + costs (loan covers the rest)£148,355
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
For sale by Online Auction - 23rd of September 2026.
Description Auction Date 23rd September - Please note you need to register to Bid
A substantial five-bedroom detached property offering an exciting opportunity to create an impressive family home in the highly desirable village of Baldwins Gate. Occupying a generous plot and offering substantial accommodation across three floors, this property provides excellent scope for buyers looking for a spacious family home with the…
Floor plans
Nearby active comparables5 deals
Comparable rentals
ST5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Town & Country Property Auctions
About this listing
25 days · RightmovePrice history
5-year price trend
Monthly profit
−£81
Cash needed
£148K
Return after costs
-0.65%
IRR
-0.70%
Listed 25d ago
THE MARCH, NEWCASTLE ROAD, WHITMORE, NEWCASTLE, ST5 5BU
✓ Verified address
detached · 5 bed · 4 bath
£360,000
est £1,998 · 6.66% gross
Priced below market
1 / 24
30/100
Marginal
11.66% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -35% vs 12 nearby sold (last 12 mo)
11.7% Rent by the room Return before costs — conversion play
Price
£360K
35% below sold comps
Return before costs (best)
11.66%
Rent by the room
Bedrooms
5
4 bath
Energy rating
—
Energy rating
Deal flags1 issue
Auction
Guide price — assume +20-30% in the room
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: £1,848–£2,160/mo · n=7
Financing
DepositYour cash in — the rest is the mortgage25% · £90,000
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £270,000 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£81
after mortgage, operating costs & tax
Rent in£1,998/mo gross
£1,921/mo collected · £77/mo lost to voids
Where it goes
£1,463Mortgage£539Costs
Outgoings exceed rent — you top up £81/mo
Mortgage£1,463
Costs£539
Management£200
Maintenance£100
Insurance£28
CapEx reserve£100
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£81
Returns
Return before costs on price6.66%
Cash return on cash-0.65%
Gross margin£1,382
Cash needed£148,355
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £798
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 | £23,976 | £6,470 | £17,550 | £0 | £0 | -£44 | -£44 |
| Year 2 | £24,695 | £6,664 | £17,550 | £0 | £91 | £390 | £346 |
| Year 3 | £25,436 | £6,864 | £17,550 | £0 | £194 | £828 | £1,175 |
| Year 4 | £26,199 | £7,070 | £17,550 | £0 | £300 | £1,279 | £2,454 |
| Year 5 | £26,985 | £7,282 | £17,550 | £0 | £409 | £1,744 | £4,198 |
Rent by the room upside
What we verified
5107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
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 heuristicRent by the room / sharers
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Sale typeGuide price — assume +20-30% in the roomAuction
Comparables
sold within 0.5 miWide · CV 31.3%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,510
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,198
Acquisition costs
25% deposit£90,000
Stamp duty£26,000
Refurb£23,805
Legal + survey£2,150
Mortgage + broker£6,400
Cash needed£148,355
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
For sale by Online Auction - 23rd of September 2026.
Description Auction Date 23rd September - Please note you need to register to Bid
A substantial five-bedroom detached property offering an exciting opportunity to create an impressive family home in the highly desirable village of Baldwins Gate. Occupying a generous plot and offering substantial accommodation across three floors, this property provides excellent scope for buyers looking for a spacious family home with the…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice