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Year 5 disposal
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85/ 100
Strong
Strong investment fundamentals.
Why it works
- 12.61% 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
+£1/mo
Barely breaks even each month
Price
£100K
No local sold comps to compare
Return · IRR
0.2%/yr
Modest annualised return
Cash to get in
£46K
Deposit + fees + refurb
Return before costs on price 12.61%5-yr return on cash 7%Rent est. £1,051 (£996–£1,109)
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: £996–£1,109/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,522–£15,907 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£1
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£406Mortgage£603Costs
£1/mo left as profit · 0% of rent kept
Mortgage£406
Costs£603
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£247
Ltd co. accounts£104
Tax£0
Profit+£1
Returns
Return before costs on price12.61%
Cash return on cash0.03%
Gross margin£408
Cash needed£45,862
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
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 | £12,612 | £7,232 | £4,875 | £0 | £96 | £409 | £409 |
| Year 2 | £12,990 | £7,449 | £4,875 | £0 | £127 | £539 | £948 |
| Year 3 | £13,380 | £7,673 | £4,875 | £0 | £158 | £674 | £1,622 |
| Year 4 | £13,781 | £7,903 | £4,875 | £0 | £191 | £813 | £2,435 |
| Year 5 | £14,195 | £8,140 | £4,875 | £0 | £224 | £956 | £3,391 |
Disposal gain (gross)-£10,714
CGT£0
Net Disposal proceeds£107,648
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
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 profileStudent let
Tenant profilelikely cohortNE1 4PG · 2 bed
Primary profile
Student let
Nearest university
for student-let assessment
Newcastle University · 0.5 km
Reason
0.5 km from a major UK university — student couples / individuals dominate 2-bed lets here.
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 · 810 sqft
£22k–£43k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,670–£10,530
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,910–£17,010
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history13d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£100,000 in 2020 → £100,000 asking
0.0%in 6y
- 2020£100,000—
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 — +£40/mo · £38/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 | 12.61% | +£1 | £45,862 | 7.4% | Low | Feasible |
| Housing-benefit rent | 6.59% | -£445 | £45,862 | -52.6% | Med | Feasible |
| ⭐ Council lease | 12.61% | +£40 | £45,862 | 8.2% | Low | Feasible |
| Refurb & refinance | 12.61% | +£1 | £55,407 | 6.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£438 | £122,907 | -3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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
+£294/mo cash flow vs Rent it out if converted to Rent by the room
28.80% Return before costs on price converted vs 12.61% as-is
As-is Rent it out
Monthly profit+£210
Return before costs on price12.61%
Cash needed£36,898
If converted to Rent by the room
Monthly profit+£504
Return before costs on price28.80%
Cash needed£52,898
Δ vs Rent it out Monthly profit+£294
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
£33,061–£60,000full refurb + room split
⚠️ Capped at 60% of £100,000 asking (£60,000). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,532–£13,064
- 1 × bathroom£4,333–£7,943
- Rewire£2,400–£4,199
- Replumb£1,800–£3,599
- Windows£5,999–£10,798
- Paint + decor£4,799–£7,799
- Flooring£7,199–£12,598
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
Tax treatment
Annual gross rent£12,612
Section 24 credit£0
Annual tax due£96
Post-tax Monthly profit annual-£76
Exit costs
Projected sale price (5y · 2%/yr growth)£110,408
Capital gain (pre-CGT)£10,408
Sale costs (~2.5%)£2,760
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£3,391
Rates as of Oct 2024
Acquisition costs
£45,862cash neededPurchase price£100,000
Deposit (25%)£25,000
Stamp duty+5% additional-property surcharge£5,000
Refurb£11,362
Legal + survey£2,000
Mortgage fees£2,500
Total cash neededdeposit + costs (loan covers the rest)£45,862
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
TWO BEDROOM | FIRST FLOOR APARTMENT | ALLOCATED PARKING SPACE
Brunton Residential is proud to present this refurbished two-bedroom, first floor apartment situated in the Centre of Newcastle Upon Tyne.
The apartment is situated within earshot of St. James Park along with offering immediate access to the plethora of amenities within Newcastle City Centre.
Upon entry to this apartment, you step into a hallway, to your right are 2 bedrooms. To the left is a family bathroom in…
Floor plans
Listing metarightmove · Brunton Residential
About this listing
13 days · RightmovePrice history
5-year price trend
Monthly profit
+£1
Cash needed
£46K
Return after costs
0.03%
IRR
0.15%
Listed 13d ago
The Open, Leazes Lane, NE1
flat · 2 bed · 1 bath
£100,000
est £1,051 · 12.61% gross
1 / 19
85/100
Strong
Real 12.61% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
12.61% Return before costs — above-market
Price
£100K
Return before costs
12.61%
est rent £1,051/monot enough comparablesRange £996–£1,109/mo (Q1–Q3)
Bedrooms
2
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: £996–£1,109/mo · n=39
Financing
DepositYour cash in — the rest is the mortgage25% · £25,000
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 (£8,522–£15,907 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £75,000 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£1
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£406Mortgage£603Costs
£1/mo left as profit · 0% of rent kept
Mortgage£406
Costs£603
Management£105
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£7
Service charge + ground rent£247
Ltd co. accounts£104
Tax£0
Profit+£1
Returns
Return before costs on price12.61%
Cash return on cash0.03%
Gross margin£408
Cash needed£45,862
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.49
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Tyneside · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Tyneside
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
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 | £12,612 | £7,232 | £4,875 | £0 | £96 | £409 | £409 |
| Year 2 | £12,990 | £7,449 | £4,875 | £0 | £127 | £539 | £948 |
| Year 3 | £13,380 | £7,673 | £4,875 | £0 | £158 | £674 | £1,622 |
| Year 4 | £13,781 | £7,903 | £4,875 | £0 | £191 | £813 | £2,435 |
| Year 5 | £14,195 | £8,140 | £4,875 | £0 | £224 | £956 | £3,391 |
Rent by the room upside
What we verified
4307
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▾
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
Service chargeReduces net yield£2,939/yr
Ground rentDoubling clauses kill mortgageability£20/yr
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£975
Annual rental tax£4
CGT yr 5£0 · company level
5y net total£3,391
Acquisition costs
25% deposit£25,000
Stamp duty£5,000
Refurb£11,362
Legal + survey£2,000
Mortgage + broker£2,500
Cash needed£45,862
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
TWO BEDROOM | FIRST FLOOR APARTMENT | ALLOCATED PARKING SPACE
Brunton Residential is proud to present this refurbished two-bedroom, first floor apartment situated in the Centre of Newcastle Upon Tyne.
The apartment is situated within earshot of St. James Park along with offering immediate access to the plethora of amenities within Newcastle City Centre.
Upon entry to this apartment, you step into a hallway, to your right are 2 bedrooms. To the left is a family bathroom in…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice