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Year 5 disposal
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84/ 100
Strong
15.22% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.44% return before costs — above-market
- 15.2% Rent by the room return before costs (net 7.84% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- 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).
- Tenure not stated — confirm freehold/leasehold and any lease term before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£118/mo
Barely breaks even each month
Price
£140K
No local sold comps to compare
Return · IRR
2.8%/yr
Modest annualised return
Cash to get in
£62K
Deposit + fees + refurb
Return before costs on price · Rent by the room 15.22%5-yr return on cash 18%Rent est. £1,101 (£1,023–£1,185)
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: £1,023–£1,185/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£118
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£569Mortgage£344Costs
£118/mo left as profit · 11% of rent kept
Mortgage£569
Costs£344
Management£110
Maintenance£50
Insurance£20
CapEx reserve£55
Voids + council tax£5
Ltd co. accounts£104
Tax£28
Profit+£118
Returns
Return before costs on price9.44%
Cash return on cash2.28%
Gross margin£714
Cash needed£62,211
Monthly profit payback44y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
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 | £13,212 | £4,130 | £6,825 | £0 | £429 | £1,828 | £1,828 |
| Year 2 | £13,608 | £4,254 | £6,825 | £0 | £481 | £2,048 | £3,876 |
| Year 3 | £14,017 | £4,382 | £6,825 | £0 | £534 | £2,276 | £6,152 |
| Year 4 | £14,437 | £4,513 | £6,825 | £0 | £589 | £2,510 | £8,661 |
| Year 5 | £14,870 | £4,649 | £6,825 | £0 | £645 | £2,752 | £11,413 |
Disposal gain (gross)-£13,404
CGT£0
Net Disposal proceeds£150,707
What we verified
What we verified
30093 ok · 0 caution · 0 fail · 9 unknown
Legal & planning
LeaseholdUnknown
Tenure & planningUnknown
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Conversion approvability
Per-property planning assessment
Uncertain59% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 58% (33 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- NOTE: this council assesses HMO concentration by street, not a radius percentage — the radius figures below are indicative only
- NO HMO concentration data for this council: neither a licensed register nor granted change-of-use decisions nearby. This is ABSENCE OF DATA, not absence of HMOs — verify with the council before relying on it
Rent by the room concentration nearby
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
Rates as of May 2026
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 profileFamily let
Tenant profilelikely cohortIP2 8DF · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 72.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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
3-bed · 1-bath · 990 sqft
£25k–£49k
£ per sqft
building cost only
£25–£49
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£6,930–£12,870
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£10,890–£20,790
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
HMO licensing5-year licenceCouncil
Licence fee
5-year mandatory
£825–£1,500
Scheme type
Check council
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Mandatory licensing applies to 5+ sharer HMOs (Housing Act 2004)
Find council HMO page →Price & sale history479d on marketno cuts yet
Strategy matrix
Rent it out wins — +£118/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 | 9.44% | +£118 | £62,211 | 18.3% | Low | Feasible |
| Housing-benefit rent | 6.84% | -£152 | £62,211 | -5.9% | Med | Feasible |
| Council lease | 6.84% | +£12 | £62,211 | 4.0% | Low | Feasible |
| Refurb & refinance | 9.44% | +£118 | £75,255 | 15.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £170,155 | -0% | Med | Feasible |
| Rent by the room | 15.22% | -£616 | £88,211 | -32.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £798
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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
+£261/mo cash flow vs Rent it out if converted to Rent by the room
20.57% Return before costs on price converted vs 9.44% as-is
🔓 +1 bedroom potential
medium confidenceUnlocks ~£7,104/yr extra rent
3 → 4 lettable rooms · ~9.4% gross at max
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 5 habitable rooms (3 beds + 2 reception(s)) in 52 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (1 double, 0 single); sized to Ipswich adopted standard (6.51/10.22 m²; Houses in Multiple Occupation Landlord's Handbook (Ipswich BC) + Apply for a HMO licence webpage); kitchen 5.7 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£592/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMOuplift 9.44% → 9.39%
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 (3 lettable rooms)
1× Double @ £614/mo1× Single @ £489/mo1× En-suite @ £674/mo
≈ £1,776/mo gross room income
As-is Rent it out
Monthly profit+£116
Return before costs on price9.44%
Cash needed£46,898
If converted to Rent by the room
Monthly profit+£377
Return before costs on price20.57%
Cash needed£62,898
Δ vs Rent it out Monthly profit+£261
+1 room (4 total)
Monthly profit+£359
Return before costs on price20.30%
Cash needed£72,898
Extra rent+£592/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Uncertain · 59% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 58% (33 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£44,691–£84,000full refurb + room split
⚠️ Capped at 60% of £140,000 asking (£84,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£7,882–£15,764
- 1 × bathroom£5,200–£9,533
- Rewire£3,613–£6,322
- Replumb£2,709–£5,419
- Windows£9,031–£16,256
- Paint + decor£6,322–£11,741
- Flooring£9,934–£18,966
Based on 501 HMO comps within 623 m
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
Article 4 Direction for Small HMOs
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodStoke High School - Ormiston AcademySecondary · Academy sponsor led · IP2 8PL
- Requires improvementHillside Primary SchoolPrimary · Academy sponsor led · IP2 8NU
- Not ratedHalifax Primary SchoolPrimary · Academy converter · IP2 8PY
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£13,212
Section 24 credit£0
Annual tax due£429
Post-tax Monthly profit annual£1,320
Exit costs
Projected sale price (5y · 2%/yr growth)£154,571
Capital gain (pre-CGT)£14,571
Sale costs (~2.5%)£3,864
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£11,413
Rates as of Oct 2024
Acquisition costs
£62,211cash neededPurchase price£140,000
Deposit (25%)£35,000
Stamp duty+5% additional-property surcharge£7,300
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,100
Total cash neededdeposit + costs (loan covers the rest)£62,211
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
NO CHAIN - IDEAL 1st TIME BUY or INVESTMENT. A perfect opportunity to make update and make this house your home. A THREE bedroom END OF TERRACE house is situated within easy reach of the town centre, train station and marina. Benefiting from double glazed windows, gas central heating, permit parking and now in need of further updating and decorating. Call to book your viewing.
Ipswich - Ipswich is the county town of Suffolk and provides a comprehensive range of educational,…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
IP2 · same beds + typeMedian nearby: £1,325/mo · 2 of 2 already let+£224 vs our est
- Littles Crescent, Ipswich, Suffolk, I…Let3b£1,500/moMay 2026
- Hartley Street, Ipswich, Suffolk, IP2Let3b£1,150/moMay 2026
Other deals nearby
IP2 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Hamilton Smith
About this listing
479 days · RightmovePrice history
5-year price trend
Monthly profit
+£118
Cash needed
£62K
Return after costs
2.28%
IRR
2.77%
Listed 479d ago
Austin Street, Ipswich
terraced · 3 bed · 1 bath
£140,000
est £1,101 · 9.44% gross
Chain free
1 / 12
84/100
Strong
15.22% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.44% Return before costs — above-market
15.2% Rent by the room Return before costs — conversion play
Chain free
Price
£140K
Return before costs (best)
15.22%
Rent by the room
Bedrooms
3
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: £1,023–£1,185/mo · n=28
Financing
DepositYour cash in — the rest is the mortgage25% · £35,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £105,000 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£118
after mortgage, operating costs & tax
Rent in£1,101/mo gross
£1,059/mo collected · £42/mo lost to voids
Where it goes
£569Mortgage£344Costs
£118/mo left as profit · 11% of rent kept
Mortgage£569
Costs£344
Management£110
Maintenance£50
Insurance£20
CapEx reserve£55
Voids + council tax£5
Ltd co. accounts£104
Tax£28
Profit+£118
Returns
Return before costs on price9.44%
Cash return on cash2.28%
Gross margin£714
Cash needed£62,211
Monthly profit payback44y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.86
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Ipswich · cap £798/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Ipswich
- LHA monthly cap:
- £798
- Scheme type:
- nominee
- Premium:
- +0% premium over LHA cap
- Management:
- management covered by council
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 | £13,212 | £4,130 | £6,825 | £0 | £429 | £1,828 | £1,828 |
| Year 2 | £13,608 | £4,254 | £6,825 | £0 | £481 | £2,048 | £3,876 |
| Year 3 | £14,017 | £4,382 | £6,825 | £0 | £534 | £2,276 | £6,152 |
| Year 4 | £14,437 | £4,513 | £6,825 | £0 | £589 | £2,510 | £8,661 |
| Year 5 | £14,870 | £4,649 | £6,825 | £0 | £645 | £2,752 | £11,413 |
Rent by the room upside
What we verified
4008
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeUnknown
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 / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,365
Annual rental tax£332
CGT yr 5£0 · company level
5y net total£11,413
Acquisition costs
25% deposit£35,000
Stamp duty£7,300
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,100
Cash needed£62,211
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
NO CHAIN - IDEAL 1st TIME BUY or INVESTMENT. A perfect opportunity to make update and make this house your home. A THREE bedroom END OF TERRACE house is situated within easy reach of the town centre, train station and marina. Benefiting from double glazed windows, gas central heating, permit parking and now in need of further updating and decorating. Call to book your viewing.
Ipswich - Ipswich is the county town of Suffolk and provides a comprehensive range of educational,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice