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Year 5 disposal
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33/ 100
Weak
9.28% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.28% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC E — must hit C by 2030 (~£6,000–£12,000)
- Monthly profit −£207/mo — significantly negative — real recurring drain
- -3.7% 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
−£207/mo
You top up £207/mo
Price
£160K
No local sold comps to compare
Return · IRR
-3.7%/yr
Loses money over 5 years
Cash to get in
£64K
Deposit + fees + refurb
Return before costs on price 9.28%5-yr return on cash -12%Rent est. £1,238 (£1,148–£1,335)
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
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: £1,148–£1,335/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,352–£13,723 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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
-£207
after mortgage, operating costs & tax
Rent in£1,238/mo gross
£1,190/mo collected · £48/mo lost to voids
Where it goes
£625Mortgage£772Costs
Outgoings exceed rent — you top up £207/mo
Mortgage£625
Costs£772
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£389
Ltd co. accounts£104
Tax—
Shortfall−£207
Returns
Return before costs on price9.29%
Cash return on cash-3.89%
Gross margin£418
Cash needed£63,902
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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 | £14,856 | £9,268 | £7,500 | £0 | £0 | -£1,912 | -£1,912 |
| Year 2 | £15,302 | £9,546 | £7,500 | £0 | £0 | -£1,745 | -£3,657 |
| Year 3 | £15,761 | £9,833 | £7,500 | £0 | £0 | -£1,572 | -£5,229 |
| Year 4 | £16,234 | £10,128 | £7,500 | £0 | £0 | -£1,394 | -£6,624 |
| Year 5 | £16,721 | £10,432 | £7,500 | £0 | £0 | -£1,211 | -£7,835 |
Disposal gain (gross)-£8,265
CGT£0
Net Disposal proceeds£172,237
What we verified
What we verified
24052 ok · 4 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingE
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand E
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£6k–£12k
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
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
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 profileYoung pro.
Tenant profilelikely cohortNE2 2HH · 2 bed
Primary profile
Young professional
Nearest university
for student-let assessment
Newcastle University · 2 km
Reason
City-centre flat ≤ 2 beds — typical young-professional / commuter let market.
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 · 581 sqft
£18k–£35k
£ per sqft
building cost only
£30–£60
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,067–£7,553
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,391–£12,201
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history8d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£130,000 in 2016 → £160,000 asking
+23.1%in 10y
- 2016£130,000+36.1% in 13y
- 2003£95,500—
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 — -£207/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 | 9.29% | -£207 | £63,902 | -12.3% | Low | Feasible |
| Housing-benefit rent | 6.97% | -£519 | £63,902 | -40.9% | Med | Feasible |
| Council lease | 0.00% | -£1,205 | £63,902 | -116.5% | Low | Feasible |
| Refurb & refinance | 9.29% | -£207 | £75,823 | -10.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£580 | £184,423 | 3% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
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
+£171/mo cash flow vs Rent it out if converted to Rent by the room
18.00% Return before costs on price converted vs 9.29% as-is
As-is Rent it out
Monthly profit+£143
Return before costs on price9.29%
Cash needed£51,898
If converted to Rent by the room
Monthly profit+£314
Return before costs on price18.00%
Cash needed£67,898
Δ vs Rent it out Monthly profit+£171
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
£36,167–£66,130full refurb + room split
What's in this cost
- Kitchen£8,820–£17,640
- 1 × bathroom£5,850–£10,725
- Rewire£2,324–£4,067
- Replumb£1,743–£3,486
- Windows£5,810–£10,458
- Paint + decor£4,648–£7,553
- Flooring£6,972–£12,201
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£14,856
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,484
Exit costs
Projected sale price (5y · 2%/yr growth)£176,653
Capital gain (pre-CGT)£16,653
Sale costs (~2.5%)£4,416
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-£7,835
Rates as of Oct 2024
Acquisition costs
£63,902cash neededPurchase price£160,000
Deposit (25%)£40,000
Stamp duty+5% additional-property surcharge£8,700
Refurb£9,802
Legal + survey£2,000
Mortgage fees£3,400
Total cash neededdeposit + costs (loan covers the rest)£63,902
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This two bedroom apartment with views over the communal gardens has a prominent position on the ground floor of this purpose built sheltered accommodation block for over 55s, which in turn is positioned on Adderstone Crescent in the heart of Jesmond.
Accommodation comprises:
Ground Floor: Communal Hallway, hallway, sitting/dining room, kitchen, principal bedroom, bedroom 2, bathroom/wc.
Outside: Communal grounds, residents and visitors’ parking.
Situation:
Russell Court…
Floor plans
Listing metarightmove · Symonds Taylor
About this listing
8 days · RightmovePrice history
5-year price trend
Monthly profit
−£207
Cash needed
£64K
Return after costs
-3.89%
IRR
-3.75%
Listed 8d ago
Russell Court, Adderston Crescent, NE2
flat · 2 bed · 1 bath · 581 sqft
£160,000
est £1,238 · 9.28% gross
EPC E
1 / 14
33/100
Marginal
9.28% — verify the rent + comps locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.28% Return before costs — above-market
Energy rating E — Min. energy standard blocker by 2030 (~£6,000–£12,000 upgrade)
Price
£160K
Return before costs
9.28%
est rent £1,238/monot enough comparablesRange £1,148–£1,335/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
E
MEES (Minimum Energy Efficiency Standards) blocker by 2030
~£6,000–£12,000 upgrade
~£6,000–£12,000 upgrade
Deal flags1 issue
EPC E — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
Run the numbers
What-if calculator
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: £1,148–£1,335/mo · n=117
Financing
DepositYour cash in — the rest is the mortgage25% · £40,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£7,352–£13,723 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £120,000 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
-£207
after mortgage, operating costs & tax
Rent in£1,238/mo gross
£1,190/mo collected · £48/mo lost to voids
Where it goes
£625Mortgage£772Costs
Outgoings exceed rent — you top up £207/mo
Mortgage£625
Costs£772
Management£124
Maintenance£67
Insurance£20
CapEx reserve£62
Voids + council tax£7
Service charge + ground rent£389
Ltd co. accounts£104
Tax—
Shortfall−£207
Returns
Return before costs on price9.29%
Cash return on cash-3.89%
Gross margin£418
Cash needed£63,902
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.83
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 | £14,856 | £9,268 | £7,500 | £0 | £0 | -£1,912 | -£1,912 |
| Year 2 | £15,302 | £9,546 | £7,500 | £0 | £0 | -£1,745 | -£3,657 |
| Year 3 | £15,761 | £9,833 | £7,500 | £0 | £0 | -£1,572 | -£5,229 |
| Year 4 | £16,234 | £10,128 | £7,500 | £0 | £0 | -£1,394 | -£6,624 |
| Year 5 | £16,721 | £10,432 | £7,500 | £0 | £0 | -£1,211 | -£7,835 |
Rent by the room upside
What we verified
2416
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▾
EPC~£6,000–£12,000 to upgrade to CE
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£4,365.24/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£1,500
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£7,835
Acquisition costs
25% deposit£40,000
Stamp duty£8,700
Refurb£9,802
Legal + survey£2,000
Mortgage + broker£3,400
Cash needed£63,902
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
This two bedroom apartment with views over the communal gardens has a prominent position on the ground floor of this purpose built sheltered accommodation block for over 55s, which in turn is positioned on Adderstone Crescent in the heart of Jesmond.
Accommodation comprises:
Ground Floor: Communal Hallway, hallway, sitting/dining room, kitchen, principal bedroom, bedroom 2, bathroom/wc.
Outside: Communal grounds, residents and visitors’ parking.
Situation:
Russell Court…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice