Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
Monthly profit −£247/mo — significantly negative — real recurring drain
-6.9% 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.
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
−£247/mo
You top up £247/mo
Price
£97K
No local sold comps to compare
Return · IRR
-6.9%/yr
Loses money over 5 years
Cash to get in
£45K
Deposit + fees + refurb
Return before costson price7.67%5-yr return on cash -29%Rent est. £617 (£564–£675)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
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: £564–£675/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £24,125
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £72,375 loan + £1,000 booking fee
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.
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 history5d on marketno cuts yet
Strategy matrix
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — -£247/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
7.67%
-£247
£44,760
-28.7%
Low
Feasible
Housing-benefit rent
5.76%
-£404
£44,760
-49.3%
Med
Feasible
Council lease
0.00%
-£743
£44,760
-102.6%
Low
Feasible
Refurb & refinance
7.67%
-£247
£54,130
-23.7%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£366
£119,232
-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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£594/mo cash flow vs Rent it out if converted to Rent by the room
29.84% Return before costs on price converted vs 7.67% as-is
As-is Rent it out
Monthly profit-£79
Return before costson price7.67%
Cash needed£36,023
If converted to Rent by the room
Monthly profit+£515
Return before costson price29.84%
Cash needed£52,023
Δ vs Rent it outMonthly profit+£594
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
£31,903–£57,900full refurb + room split
⚠️ Capped at 60% of £96,500 asking (£57,900). Raw model: £44,640–£81,015. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,303–£12,607
1 × bathroom£4,181–£7,665
Rewire£2,316–£4,052
Replumb£1,737–£3,473
Windows£5,789–£10,420
Paint + decor£4,631–£7,526
Flooring£6,947–£12,157
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
Transport score100 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
St Bede's Catholic Primary School, South Shields
Primary · Academy converter · NE33 4PG
Outstanding
Stanhope Primary School
Primary · Community school · NE33 4SZ
Good
Laygate Community School
Primary · Community school · NE33 4JJ
Not rated
SS Peter and Paul Catholic Primary School, South Shields
Primary · Academy converter · NE33 4RH
Not rated
Mortimer Community College
Secondary · Community school · NE33 4UG
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
-£2,967/yr kept
Annual gross rent£7,404
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profitannual-£2,967
Exit costs
-£12,844 after CGT
Projected sale price (5y · 2%/yr growth)£106,544
Capital gain (pre-CGT)£10,044
Sale costs (~2.5%)£2,664
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 profitafter CGT-£12,844
Rates as of Oct 2024
Acquisition costs
£44,760cash needed
Purchase price£96,500
Deposit (25%)£24,125
Stamp duty+5% additional-property surcharge£4,825
Refurb£11,362
Legal + survey£2,000
Mortgage fees£2,448
Total cash neededdeposit + costs (loan covers the rest)£44,760
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Located in one of the most popular areas in South Shields, Aston Street lies between Birchington Avenue and Reading Road. It has recently undergone a scheme of refurbishment and upgrading and offers well apportioned modern accommodation.
It is an ideal purchase for a first time buyer, single couple or indeed a property investor. An early inspection is well recommended.
For schools in the area contact
The property benefits from the following accommodation
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.67% Return before costs — above-market
Price
£97K
Return before costs
7.67%
est rent £617/monot enough comparablesRange £564–£675/mo (Q1–Q3)
Bedrooms
2
— bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
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: £564–£675/mo · n=148
Financing
DepositYour cash in — the rest is the mortgage25% · £24,125
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
3.0%9.0%
5-year fixed (market average) — 5.50% (as of 2026-05).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
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 £72,375 loan + £1,000 booking fee
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
£7,404
£5,563
£4,523
£0
£0
-£2,683
-£2,683
Year 2
£7,626
£5,730
£4,523
£0
£0
-£2,627
-£5,310
Year 3
£7,855
£5,902
£4,523
£0
£0
-£2,570
-£7,880
Year 4
£8,091
£6,079
£4,523
£0
£0
-£2,512
-£10,392
Year 5
£8,333
£6,261
£4,523
£0
£0
-£2,451
-£12,844
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)2 bd
If converted
Gross Rent by the room yield—
What we verified
12 total
1308
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeUnknown
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£905
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,844
Acquisition costs
£45K
25% deposit£24,125
Stamp duty£4,825
Refurb£11,362
Legal + survey£2,000
Mortgage + broker£2,448
Cash needed£44,760
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Auto-saves
Description& agent copyRightmove
Located in one of the most popular areas in South Shields, Aston Street lies between Birchington Avenue and Reading Road. It has recently undergone a scheme of refurbishment and upgrading and offers well apportioned modern accommodation.
It is an ideal purchase for a first time buyer, single couple or indeed a property investor. An early inspection is well recommended.
For schools in the area contact
The property benefits from the following accommodation