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Year 5 disposal
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0/ 100
Weak
No rent data on file — verify locally before offering.
Why it works
Why to be cautious
- Leasehold 81yr — verify at solicitor
- Monthly profit −£949/mo — heavily negative — needs monthly capital injection
- 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
−£949/mo
You top up £949/mo
Price
£80K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
£39K
Deposit + fees + refurb
5-yr return on cash -152%
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £59,962.5 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
-£949
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£325Mortgage£624Costs
Outgoings exceed rent — you top up £949/mo
Mortgage£325
Costs£624
Maintenance£67
Insurance£20
Voids + council tax£6
Service charge + ground rent£427
Ltd co. accounts£104
Tax—
Shortfall−£949
Returns
Return before costs on price0.00%
Cash return on cash-29.25%
Gross margin-£624
Cash needed£38,949
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £7,493 | £3,898 | £0 | £0 | -£11,391 | -£11,391 |
| Year 2 | £0 | £7,718 | £3,898 | £0 | £0 | -£11,616 | -£23,007 |
| Year 3 | £0 | £7,950 | £3,898 | £0 | £0 | -£11,847 | -£34,854 |
| Year 4 | £0 | £8,188 | £3,898 | £0 | £0 | -£12,086 | -£46,940 |
| Year 5 | £0 | £8,434 | £3,898 | £0 | £0 | -£12,332 | -£59,272 |
Disposal gain (gross)-£10,648
CGT£0
Net Disposal proceeds£86,064
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
Leasehold81 yr
Leaseholdmaterial factsListing extract
Lease remaining
Mortgageable ≥80yr
99 yr
Extracted from listing description · verify with solicitor
Tenure & planning81 yr
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
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 profileMixed demand
Tenant profilelikely cohortST5 9AN · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Manchester · 49.5 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 marketno cuts yet
Strategy matrix
Housing-benefit rent wins — -£595/mo · £348/mo ahead of Council lease
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 0.00% | -£949 | £38,949 | -152.2% | Low | Feasible |
| ⭐ Housing-benefit rent | 7.19% | -£595 | £38,949 | -88.2% | Med | Feasible |
| Council lease | 0.00% | -£943 | £38,949 | -151.2% | Low | Feasible |
| Refurb & refinance | 0.00% | -£949 | £47,252 | -125.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£618 | £101,018 | -7% | 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
+£1,083/mo cash flow vs Rent it out if converted to Rent by the room
36.02% Return before costs on price converted vs 0.00% as-is
As-is Rent it out
Monthly profit-£515
Return before costs on price0.00%
Cash needed£31,886
If converted to Rent by the room
Monthly profit+£567
Return before costs on price36.02%
Cash needed£47,886
Δ vs Rent it out Monthly profit+£1,083
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
£25,477–£47,970full refurb + room split
⚠️ Capped at 60% of £79,950 asking (£47,970). Raw model: £42,690–£80,380. Verify with a surveyor before offering.
What's in this cost
- Kitchen£5,156–£10,313
- 1 × bathroom£3,402–£6,236
- Rewire£1,934–£3,384
- Replumb£1,450–£2,900
- Windows£4,834–£8,701
- Paint + decor£3,384–£6,284
- Flooring£5,317–£10,151
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 & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodThe Orme AcademySecondary · Academy sponsor led · ST5 9JU
- Not ratedMerryfields SchoolNot applicable · Academy special converter · ST5 9NY
- Not ratedHempstalls Primary SchoolPrimary · Academy converter · ST5 9LH
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£0
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£11,391
Exit costs
Projected sale price (5y · 2%/yr growth)£88,271
Capital gain (pre-CGT)£8,321
Sale costs (~2.5%)£2,207
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-£59,272
Rates as of Oct 2024
Acquisition costs
£38,949cash neededPurchase price£79,950
Deposit (25%)£19,988
Stamp duty+5% additional-property surcharge£3,998
Refurb£10,764
Legal + survey£2,000
Mortgage fees£2,199
Total cash neededdeposit + costs (loan covers the rest)£38,949
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Bob Gutteridge Estate Agents are delighted to bring to the market this beautifully and well-appointed two-bedroom ground floor retirement apartment, situated within the highly regarded Mill Rise Village development and available to purchasers aged 55 and over. Offered at £79,950 for a 75% share, this delightful apartment provides an excellent opportunity to enjoy independent and secure retirement living within a welcoming and well-maintained community setting. Thoughtfully de…
Floor plans
Nearby active comparables5 deals
Comparable rentals
ST5 · same beds + typeNo nearby rentals matched on postcode prefix + bedrooms + property type.
Listing metarightmove · Bob Gutteridge
About this listing
1 days · RightmovePrice history
5-year price trend
Monthly profit
−£949
Cash needed
£39K
Return after costs
-29.25%
IRR
—
Listed 1d ago
Mill Rise Village, Lymebrook Way, Milehouse, Newcastle
flat · 2 bed · 1 bath
£79,950
Leasehold 81yr
1 / 17
0/100
Marginal
No rent data — verify locally before offering.
Lease 81 yrs — extend before exit
Price
£80K
Return before costs
—
rent unknown
Bedrooms
2
1 bath
Energy rating
—
Energy rating
Deal flags1 issue
Shared ownership
Restricted resale; staircasing required
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 (£)
No rent data — verify locally
Financing
DepositYour cash in — the rest is the mortgage25% · £19,988
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 (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £59,962.5 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
-£949
after mortgage, operating costs & tax
Rent in£0/mo
Where it goes
£325Mortgage£624Costs
Outgoings exceed rent — you top up £949/mo
Mortgage£325
Costs£624
Maintenance£67
Insurance£20
Voids + council tax£6
Service charge + ground rent£427
Ltd co. accounts£104
Tax—
Shortfall−£949
Returns
Return before costs on price0.00%
Cash return on cash-29.25%
Gross margin-£624
Cash needed£38,949
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress0.00
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 | £0 | £7,493 | £3,898 | £0 | £0 | -£11,391 | -£11,391 |
| Year 2 | £0 | £7,718 | £3,898 | £0 | £0 | -£11,616 | -£23,007 |
| Year 3 | £0 | £7,950 | £3,898 | £0 | £0 | -£11,847 | -£34,854 |
| Year 4 | £0 | £8,188 | £3,898 | £0 | £0 | -£12,086 | -£46,940 |
| Year 5 | £0 | £8,434 | £3,898 | £0 | £0 | -£12,332 | -£59,272 |
Rent by the room upside
What we verified
3407
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureLeasehold years remaining81 yr
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£5,112/yr
Ground rentDoubling clauses kill mortgageability£10/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£780
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£59,272
Acquisition costs
25% deposit£19,988
Stamp duty£3,998
Refurb£10,764
Legal + survey£2,000
Mortgage + broker£2,199
Cash needed£38,949
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
Bob Gutteridge Estate Agents are delighted to bring to the market this beautifully and well-appointed two-bedroom ground floor retirement apartment, situated within the highly regarded Mill Rise Village development and available to purchasers aged 55 and over. Offered at £79,950 for a 75% share, this delightful apartment provides an excellent opportunity to enjoy independent and secure retirement living within a welcoming and well-maintained community setting. Thoughtfully de…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice