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Year 5 disposal
BMV -29%
⊞ View all 14
85/ 100
Strong
Strong investment fundamentals.
Why it works
- 9.05% return before costs — above-market
- Priced below market -29% vs 12 nearby sold (last 12 mo) — instant equity
- 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
+£50/mo
Barely breaks even each month
Price vs market
Below market value
-29% vs 12 sold · interior unseen
Return · IRR
1.5%/yr
Modest annualised return
Cash left in
£14K
Stays in after refinancing at value
Price £130KCash to buy £54KReturn before costs on price 9.05%5-yr return on cash 12%Rent est. £980 (£837–£1,147)
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: £837–£1,147/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£7,570–£14,130 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£50
after mortgage, operating costs & tax
Rent in£980/mo gross
£942/mo collected · £38/mo lost to voids
Where it goes
£528Mortgage£352Costs
£50/mo left as profit · 5% of rent kept
Mortgage£528
Costs£352
Management£98
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£7
Tax£12
Profit+£50
Returns
Return before costs on price9.05%
Cash return on cash1.12%
Gross margin£590
Cash needed£53,843
Monthly profit payback89y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
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 | £11,760 | £4,227 | £6,338 | £0 | £227 | £969 | £969 |
| Year 2 | £12,113 | £4,354 | £6,338 | £0 | £270 | £1,151 | £2,120 |
| Year 3 | £12,476 | £4,484 | £6,338 | £0 | £314 | £1,340 | £3,460 |
| Year 4 | £12,850 | £4,619 | £6,338 | £0 | £360 | £1,534 | £4,994 |
| Year 5 | £13,236 | £4,758 | £6,338 | £0 | £407 | £1,734 | £6,728 |
Disposal gain (gross)-£8,451
CGT£0
Net Disposal proceeds£139,942
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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 cohortDH1 1GZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Northumbria · 21.9 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 history10d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£122,500 in 2023 → £130,000 asking
+6.1%in 3y
- 2023£122,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Refurb & refinance wins — +£56/mo · £6/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 | 9.05% | +£50 | £53,843 | 12.5% | Low | Feasible |
| Housing-benefit rent | 3.68% | -£436 | £53,843 | -44.3% | Med | Feasible |
| Council lease | 3.68% | -£343 | £53,843 | -37.0% | Low | Feasible |
| ⭐ Refurb & refinance | 9.05% | +£56 | £64,380 | 11.0% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £152,430 | 2% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% 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
+£340/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 9.05% as-is
As-is Rent it out
Monthly profit+£68
Return before costs on price9.05%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costs on price22.15%
Cash needed£60,398
Δ vs Rent it out Monthly profit+£340
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
Planning approval likelihood
Uncertain · 43% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- sparse local HMO decisions (3) — limited history
≈0.0% within 100 m vs 10% policy
£38,572–£70,355full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,584–£4,522
- Replumb£1,938–£3,876
- Windows£6,460–£11,628
- Paint + decor£5,168–£8,398
- Flooring£7,752–£13,566
Comparables
sold within 0.5 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (County Durham)
≈0.0% within 100 m vs 10% policy
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodDurham Gilesgate Primary SchoolPrimary · Community school · DH1 1PH
- Not ratedDurham Sixth Form Centre16 plus · Academy 16-19 converter · DH1 1SG
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£11,760
Section 24 credit£0
Annual tax due£227
Post-tax Monthly profit annual£516
Exit costs
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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£6,728
Rates as of Oct 2024
Acquisition costs
£53,843cash neededPurchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£10,093
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£53,843
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The property is conveniently situated within easy reach of Durham city centre, providing access to a wide range of amenities, shops, and leisure facilities.
The ground floor comprises a welcoming lounge, a well-appointed kitchen with ample storage and workspace, and the added convenience of a downstairs WC. Upstairs, the first floor features two generously sized double bedrooms along with a family bathroom.
Externally, the property benefits from a driveway providing off-str…
Floor plans
Nearby active comparables3 rentals · 5 deals
Comparable rentals
DH1 · same beds + typeMedian nearby: £895/mo · 3 of 3 already let-£85 vs our est
- York Crescent, Durham, DH1 5QRLet2b£895/moMay 2026
- Broome Road, Durham, Durham, DH1 1NDLet2b£900/moMay 2026
- Mackintosh Court, Gilesgate, DurhamLet2b£825/moMay 2026
Listing metarightmove · Northwood Urban Base Executive
About this listing
10 days · RightmovePrice history
5-year price trend
Monthly profit
+£50
Cash needed
£54K
Return after costs
1.12%
IRR
1.47%
Listed 10d ago
Hartley Gardens, Durham, DH1 1GZ
semi-detached · 2 bed · 1 bath · 646 sqft
£130,000
est £980 · 9.05% gross
Priced below market
1 / 14
85/100
Strong
Real 9.05% — fundamentals work.
Priced below market -29% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.05% Return before costs — above-market
Price
£130K
29% below sold comps
Return before costs
9.05%
est rent £980/monot enough comparablesRange £837–£1,147/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: £837–£1,147/mo · n=14
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
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 (£7,570–£14,130 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 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
+£50
after mortgage, operating costs & tax
Rent in£980/mo gross
£942/mo collected · £38/mo lost to voids
Where it goes
£528Mortgage£352Costs
£50/mo left as profit · 5% of rent kept
Mortgage£528
Costs£352
Management£98
Maintenance£67
Insurance£20
CapEx reserve£49
Voids + council tax£7
Ltd co. accounts£104
Selective licensing£7
Tax£12
Profit+£50
Returns
Return before costs on price9.05%
Cash return on cash1.12%
Gross margin£590
Cash needed£53,843
Monthly profit payback89y 5m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.78
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Durham · cap £399/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Durham
- LHA monthly cap:
- £399
- Scheme type:
- leasing
- Premium:
- +0% 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 | £11,760 | £4,227 | £6,338 | £0 | £227 | £969 | £969 |
| Year 2 | £12,113 | £4,354 | £6,338 | £0 | £270 | £1,151 | £2,120 |
| Year 3 | £12,476 | £4,484 | £6,338 | £0 | £314 | £1,340 | £3,460 |
| Year 4 | £12,850 | £4,619 | £6,338 | £0 | £360 | £1,534 | £4,994 |
| Year 5 | £13,236 | £4,758 | £6,338 | £0 | £407 | £1,734 | £6,728 |
Rent by the room upside
What we verified
3207
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
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 let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 27.8%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£141
CGT yr 5£0 · company level
5y net total£6,728
Acquisition costs
25% deposit£32,500
Stamp duty£6,600
Refurb£10,093
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£53,843
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
The property is conveniently situated within easy reach of Durham city centre, providing access to a wide range of amenities, shops, and leisure facilities.
The ground floor comprises a welcoming lounge, a well-appointed kitchen with ample storage and workspace, and the added convenience of a downstairs WC. Upstairs, the first floor features two generously sized double bedrooms along with a family bathroom.
Externally, the property benefits from a driveway providing off-str…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice