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Year 5 disposal
31/ 100
Weak
11.07% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 11.1% Rent by the room return before costs (net 6.07% after CapEx + bills) — conversion play
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- Monthly profit −£86/mo — mildly negative — equity build may cover
- -0.8% 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
−£86/mo
You top up £86/mo
Price
£375K
No local sold comps to compare
Return · IRR
-0.8%/yr
Loses money over 5 years
Cash to get in
£154K
Deposit + fees + refurb
Return before costs on price · Rent by the room 11.07%5-yr return on cash 3%Rent est. £1,998 (£1,848–£2,160)
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: £1,848–£2,160/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£86
after mortgage, operating costs & tax
Rent in£1,998/mo gross
£1,921/mo collected · £77/mo lost to voids
Where it goes
£1,465Mortgage£542Costs
Outgoings exceed rent — you top up £86/mo
Mortgage£1,465
Costs£542
Management£200
Maintenance£100
Insurance£28
CapEx reserve£100
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£86
Returns
Return before costs on price6.39%
Cash return on cash-0.67%
Gross margin£1,379
Cash needed£153,830
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £23,976 | £6,509 | £17,578 | £0 | £0 | -£111 | -£111 |
| Year 2 | £24,695 | £6,704 | £17,578 | £0 | £78 | £335 | £224 |
| Year 3 | £25,436 | £6,905 | £17,578 | £0 | £181 | £772 | £996 |
| Year 4 | £26,199 | £7,112 | £17,578 | £0 | £287 | £1,222 | £2,217 |
| Year 5 | £26,985 | £7,326 | £17,578 | £0 | £395 | £1,686 | £3,904 |
Disposal gain (gross)-£24,775
CGT£0
Net Disposal proceeds£403,680
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
5-bed · 2-bath · 1350 sqft
£35k–£68k
£ per sqft
building cost only
£26–£50
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£9,450–£17,550
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£14,850–£28,350
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingMandatory
Price & sale history905d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£245,000 in 2013 → £375,000 asking
+53.1%in 13y
- 2013£245,000—
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 — -£86/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 | 6.39% | -£86 | £153,830 | 2.5% | Low | Feasible |
| Housing-benefit rent | 3.17% | -£971 | £153,830 | -33.5% | Med | Feasible |
| Council lease | 0.00% | -£1,697 | £153,830 | -66.8% | Low | Feasible |
| Refurb & refinance | 6.39% | -£86 | £182,102 | 2.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£232 | £437,977 | 3% | Med | Feasible |
| Rent by the room | 11.07% | -£1,283 | £227,275 | -26.1% | — | Feasible |
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
-£406/mo cash flow vs Rent it out if converted to Rent by the room
7.68% Return before costs on price converted vs 6.39% as-is
£375k → 9-bed HMO @ ~£537/room: £4,867 pcm gross, ~£2,811 pcm net (7.4% net on £456k all-in incl. ~£51k works); needs +2 bathrooms; GDV ~£397k → refinance releases ~£16k (~£159k left in)
medium confidence
Unlocks ~£33,206/yr extra rent
5 → 9 lettable rooms
Potential, not guaranteed (subject to planning + regs). Estimate from the floorplan (kitchen size assumed) — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 10 habitable rooms (5 beds + 5 reception(s)) in 187 m²; convert 4 spare room(s) to bedrooms, keeping one reception as the lounge → up to 9 lettable rooms (1 double, 2 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Newcastle-under-Lyme adopted standard (6.51/11 m²; Newcastle-under-Lyme BC HMO standards - shared houses (council web pages, undated)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; adds ~£2,767/mo; large HMO (7+ residents) is sui generis — planning permission required; mandatory HMO licence (5+ persons, England)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
5 → 9 bed HMO+1 double, +3 singles
HMO licence7+ = planning required+2 bathroom needed
Sized to Newcastle-under-Lyme's adopted HMO standards
Projections use documented assumptions (local room rates, typical conversion costs, 75% LTV at 5.5%, indicative regional valuation yields) and each council’s published HMO standards. Not financial advice. Verify room sizes, licensing and planning with the council and a surveyor before purchase.
Room mix (5 lettable rooms)
5× Double @ £692/mo
≈ £3,459/mo gross room income
As-is Rent it out
Monthly profit-£46
Return before costs on price6.39%
Cash needed£105,648
If converted to Rent by the room
Monthly profit-£452
Return before costs on price7.68%
Cash needed£121,648
Δ vs Rent it out Monthly profit-£406
+4 rooms (9 total)
Monthly profit+£1,875
Return before costs on price19.92%
Cash needed£161,648
Extra rent+£2,767/mo
Show conversion detail
Conversion cost estimate
£3,000
Range: £2,000 – £5,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£67,290–£125,930full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£5,400–£9,450
- Replumb£4,050–£8,100
- Windows£13,500–£24,300
- Paint + decor£9,450–£17,550
- Flooring£14,850–£28,350
Based on 934 HMO comps within 1.1 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodSt Giles' and St George's Church of England AcademyPrimary · Academy converter · ST5 2NB
- Not ratedNewcastle and Stafford Colleges Group16 plus · Further education · ST5 2GB
- Not ratedBlackfriars AcademyNot applicable · Academy special converter · ST5 2TF
- Not ratedCoppice AcademyNot applicable · Academy special converter · ST5 2EY
- Not ratedEdenhurst Preparatory SchoolNot applicable · Other independent school · ST5 2PU
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£23,976
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,033
Exit costs
Projected sale price (5y · 2%/yr growth)£414,030
Capital gain (pre-CGT)£39,030
Sale costs (~2.5%)£10,351
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£3,904
Rates as of Oct 2024
Acquisition costs
£153,830cash neededPurchase price£375,000
Deposit (25%)£93,750
Stamp duty+5% additional-property surcharge£27,500
Refurb£23,805
Legal + survey£2,150
Mortgage fees£6,625
Total cash neededdeposit + costs (loan covers the rest)£153,830
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Holding a delightful position with far reaching views across the local area and adjacent woodland, this substantial five bedroom detached property enjoys a very generous corner plot which viewers will see holds enormous potential for any prospective purchaser.
Located in the desirable Westlands area of Newcastle Under Lyme, the location provides ideal access to a variety of local amenities, including the Paris Avenue shops, sought after primary and secondary schools, Keele U…
Listing metarightmove · Bridgfords
About this listing
905 days · RightmovePrice history
No price history available.
Monthly profit
−£86
Cash needed
£154K
Return after costs
-0.67%
IRR
-0.79%
Listed 905d ago
5 bedroom detached house for sale
detached · 5 bed · 2 bath · 1,518 sqft (EPC)
£375,000
est £1,998 · 6.39% gross
EPC D
31/100
Marginal
11.07% Rent by the room strategy — market rent unverified, verify locally.
11.1% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£375K
Return before costs (best)
11.07%
Rent by the room
Bedrooms
5
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — 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: £1,848–£2,160/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £93,750
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 (£17,854–£33,327 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £281,250 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 £200K–£400K
Maintenance (£/mo)
Detached: £100/mo proxy (more roof + grounds)
Leasehold costs
Result · Rent it out
Monthly profit
-£86
after mortgage, operating costs & tax
Rent in£1,998/mo gross
£1,921/mo collected · £77/mo lost to voids
Where it goes
£1,465Mortgage£542Costs
Outgoings exceed rent — you top up £86/mo
Mortgage£1,465
Costs£542
Management£200
Maintenance£100
Insurance£28
CapEx reserve£100
Voids + council tax£11
Ltd co. accounts£104
Tax—
Shortfall−£86
Returns
Return before costs on price6.39%
Cash return on cash-0.67%
Gross margin£1,379
Cash needed£153,830
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.26
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 | £23,976 | £6,509 | £17,578 | £0 | £0 | -£111 | -£111 |
| Year 2 | £24,695 | £6,704 | £17,578 | £0 | £78 | £335 | £224 |
| Year 3 | £25,436 | £6,905 | £17,578 | £0 | £181 | £772 | £996 |
| Year 4 | £26,199 | £7,112 | £17,578 | £0 | £287 | £1,222 | £2,217 |
| Year 5 | £26,985 | £7,326 | £17,578 | £0 | £395 | £1,686 | £3,904 |
Rent by the room upside
What we verified
4104
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedMandatory
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,516
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£3,904
Acquisition costs
25% deposit£93,750
Stamp duty£27,500
Refurb£23,805
Legal + survey£2,150
Mortgage + broker£6,625
Cash needed£153,830
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
Holding a delightful position with far reaching views across the local area and adjacent woodland, this substantial five bedroom detached property enjoys a very generous corner plot which viewers will see holds enormous potential for any prospective purchaser.
Located in the desirable Westlands area of Newcastle Under Lyme, the location provides ideal access to a variety of local amenities, including the Paris Avenue shops, sought after primary and secondary schools, Keele U…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice