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Year 5 disposal
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4/ 100
Weak
5.36% return before costs — market rent unverified, verify rent + comps locally.
Why it works
Why to be cautious
- Monthly profit −£280/mo — significantly negative — real recurring drain
- -4.4% 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
−£280/mo
You top up £280/mo
Price
£190K
No local sold comps to compare
Return · IRR
-4.4%/yr
Loses money over 5 years
Cash to get in
£75K
Deposit + fees + refurb
Return before costs on price 5.36%5-yr return on cash -17%Rent est. £849 (£794–£908)
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: £794–£908/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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
-£280
after mortgage, operating costs & tax
Rent in£849/mo gross
£816/mo collected · £33/mo lost to voids
Where it goes
£772Mortgage£325Costs
Outgoings exceed rent — you top up £280/mo
Mortgage£772
Costs£325
Management£85
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£280
Returns
Return before costs on price5.36%
Cash return on cash-4.51%
Gross margin£492
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
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 | £10,188 | £3,898 | £9,263 | £0 | £0 | -£2,972 | -£2,972 |
| Year 2 | £10,494 | £4,015 | £9,263 | £0 | £0 | -£2,783 | -£5,756 |
| Year 3 | £10,808 | £4,135 | £9,263 | £0 | £0 | -£2,589 | -£8,345 |
| Year 4 | £11,133 | £4,259 | £9,263 | £0 | £0 | -£2,389 | -£10,734 |
| Year 5 | £11,467 | £4,387 | £9,263 | £0 | £0 | -£2,183 | -£12,916 |
Disposal gain (gross)-£8,733
CGT£0
Net Disposal proceeds£204,531
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 cohortST5 6RT · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 50.5 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 · 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 history1d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£149,500 in 2018 → £190,000 asking
+27.1%in 8y
- 2018£149,500+82.3% in 8y
- 2010£82,000—
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 — -£280/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 | 5.36% | -£280 | £74,614 | -17.3% | Low | Feasible |
| Housing-benefit rent | 3.03% | -£615 | £74,614 | -45.5% | Med | Feasible |
| Council lease | 0.00% | -£963 | £74,614 | -78.4% | Low | Feasible |
| Refurb & refinance | 5.36% | -£280 | £88,420 | -14.6% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £217,570 | 4% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £479
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
+£475/mo cash flow vs Rent it out if converted to Rent by the room
15.16% Return before costs on price converted vs 5.36% as-is
As-is Rent it out
Monthly profit-£256
Return before costs on price5.36%
Cash needed£59,398
If converted to Rent by the room
Monthly profit+£219
Return before costs on price15.16%
Cash needed£75,398
Δ vs Rent it out Monthly profit+£475
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
£42,690–£80,380full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,240–£5,670
- Replumb£2,430–£4,860
- Windows£8,100–£14,580
- Paint + decor£5,670–£10,530
- Flooring£8,910–£17,010
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
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- GoodSilverdale Primary AcademyPrimary · Academy sponsor led · ST5 6PB
- Not ratedCedars - Newcastle, Moorlands and Darwin BasesNot applicable · Pupil referral unit · ST5 6BX
- Not ratedKnutton St Marys CofE AcademyPrimary · Academy sponsor led · ST5 6EB
- Not ratedSt Luke's CofE (C) Primary SchoolPrimary · Voluntary controlled school · ST5 6QJ
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£10,188
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,364
Exit costs
Projected sale price (5y · 2%/yr growth)£209,775
Capital gain (pre-CGT)£19,775
Sale costs (~2.5%)£5,244
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-£12,916
Rates as of Oct 2024
Acquisition costs
£74,614cash neededPurchase price£190,000
Deposit (25%)£47,500
Stamp duty+5% additional-property surcharge£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage fees£3,850
Total cash neededdeposit + costs (loan covers the rest)£74,614
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Beautifully Presented Home in a Sought-After Silverdale Location Situated within a quiet cul-de-sac in the highly regarded area of Silverdale, this beautifully presented property offers comfortable, well-maintained accommodation, ideal for a range of buyers. The location is particularly appealing, with a parade of local shops close by and both Silverdale Country Park and Apedale Heritage Park on the doorstep, providing wonderful opportunities for walking, enjoying the outdoor…
Floor plans
Listing metarightmove · Bridgfords
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£280
Cash needed
£75K
Return after costs
-4.51%
IRR
-4.39%
Listed 1d ago
Alton Close, Newcastle, Staffordshire, ST5
semi-detached · 2 bed · 1 bath
£190,000
est £849 · 5.36% gross
1 / 19
4/100
Marginal
5.36% — verify the rent + comps locally.
5.36% Return before costs — around the area average for this property type.
Monthly profit −£280/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Price
£190K
Return before costs
5.36%
est rent £849/monot enough comparablesRange £794–£908/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: £794–£908/mo · n=78
Financing
DepositYour cash in — the rest is the mortgage25% · £47,500
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 (£8,073–£15,070 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £142,500 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
-£280
after mortgage, operating costs & tax
Rent in£849/mo gross
£816/mo collected · £33/mo lost to voids
Where it goes
£772Mortgage£325Costs
Outgoings exceed rent — you top up £280/mo
Mortgage£772
Costs£325
Management£85
Maintenance£67
Insurance£20
CapEx reserve£42
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£280
Returns
Return before costs on price5.36%
Cash return on cash-4.51%
Gross margin£492
Cash needed£74,614
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.06
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £479/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Staffordshire North
- LHA monthly cap:
- £479
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 | £10,188 | £3,898 | £9,263 | £0 | £0 | -£2,972 | -£2,972 |
| Year 2 | £10,494 | £4,015 | £9,263 | £0 | £0 | -£2,783 | -£5,756 |
| Year 3 | £10,808 | £4,135 | £9,263 | £0 | £0 | -£2,589 | -£8,345 |
| Year 4 | £11,133 | £4,259 | £9,263 | £0 | £0 | -£2,389 | -£10,734 |
| Year 5 | £11,467 | £4,387 | £9,263 | £0 | £0 | -£2,183 | -£12,916 |
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,853
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£12,916
Acquisition costs
25% deposit£47,500
Stamp duty£10,800
Refurb£10,764
Legal + survey£1,700
Mortgage + broker£3,850
Cash needed£74,614
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
Beautifully Presented Home in a Sought-After Silverdale Location Situated within a quiet cul-de-sac in the highly regarded area of Silverdale, this beautifully presented property offers comfortable, well-maintained accommodation, ideal for a range of buyers. The location is particularly appealing, with a parade of local shops close by and both Silverdale Country Park and Apedale Heritage Park on the doorstep, providing wonderful opportunities for walking, enjoying the outdoor…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice