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Year 5 disposal
BMV -17%
⊞ View all 2
53/ 100
Caution
Real 10.17% Rent by the room return before costs but flagged risks need pricing in.
Why it works
- 7.82% return before costs — above-market
- 10.2% Rent by the room return before costs (net 5.47% after CapEx + bills) — conversion play
- Priced below market -17% vs 12 nearby sold (last 12 mo) — instant equity
- 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£34/mo
Barely breaks even each month
Price vs market
Below market value
-17% vs 12 sold · interior unseen
Return · IRR
0.9%/yr
Modest annualised return
Cash left in
£50K
Stays in after refinancing at value
Price £195KCash to buy £81KReturn before costs on price · Rent by the room 10.17%5-yr return on cash 9%Rent est. £1,271 (£1,187–£1,361)
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: £1,187–£1,361/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 £146,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£34
after mortgage, operating costs & tax
Rent in£1,271/mo gross
£1,222/mo collected · £49/mo lost to voids
Where it goes
£792Mortgage£388Costs
£34/mo left as profit · 3% of rent kept
Mortgage£792
Costs£388
Management£127
Maintenance£50
Insurance£20
CapEx reserve£64
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£15
Tax£8
Profit+£34
Returns
Return before costs on price7.82%
Cash return on cash0.51%
Gross margin£834
Cash needed£80,636
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
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 | £15,252 | £4,653 | £9,506 | £0 | £208 | £884 | £884 |
| Year 2 | £15,710 | £4,793 | £9,506 | £0 | £268 | £1,142 | £2,027 |
| Year 3 | £16,181 | £4,937 | £9,506 | £0 | £330 | £1,408 | £3,435 |
| Year 4 | £16,666 | £5,085 | £9,506 | £0 | £394 | £1,681 | £5,116 |
| Year 5 | £17,166 | £5,237 | £9,506 | £0 | £460 | £1,963 | £7,079 |
Disposal gain (gross)-£13,048
CGT£0
Net Disposal proceeds£209,913
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Council planning restrictionUnknown
Council planning restrictionRent by the room conversion gatePlanning data
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective scheme — designated PRS areas
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortPE7 8GJ · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Cambridge · 45 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 · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history477d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£136,000 in 2012 → £195,000 asking
+43.4%in 14y
- 2012£136,000-22.9% in 6y
- 2006£176,400—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£449/mo · £266/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.82% | +£34 | £80,636 | 8.8% | Low | Feasible |
| Housing-benefit rent | 4.97% | -£384 | £80,636 | -21.8% | Med | Feasible |
| Council lease | 7.82% | +£183 | £80,636 | 17.4% | Low | Feasible |
| Refurb & refinance | 7.82% | +£46 | £96,430 | 8.1% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£174 | £229,005 | 2% | Med | Feasible |
| ⭐ Rent by the room | 6.14% * | +£449 | £72,400 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£149/mo cash flow vs Rent it out if converted to Rent by the room
14.77% Return before costs on price converted vs 7.82% as-is
£195k → 4-bed HMO @ ~£516/room: £1,958 pcm gross, ~£1,119 pcm net (6.1% net on £219k all-in incl. ~£10k works)
high confidence
Unlocks ~£6,608/yr extra rent
3 → 4 lettable rooms · ~6.7% gross at max
Potential, not guaranteed (subject to planning + regs). Estimate from the EPC certificate — verify room sizes against the floorplan before offering.
How we calculated this
floorplan shows 5 habitable rooms (3 beds + 2 reception(s)) in 116 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms (0 double, 1 single); sized to Peterborough adopted standard (6.51/10.22 m²; Peterborough CC HMO standards and regulations (updated Feb 2026)); adds ~£551/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 4 bed HMO+1 single6.14% net on cost7.44% cash-on-cashuplift 5.62% → 6.7%
Sized to Peterborough'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 (3 lettable rooms)
1× Double @ £580/mo1× Single @ £475/mo1× En-suite @ £598/mo
≈ £1,653/mo gross room income
As-is Rent it out
Monthly profit+£54
Return before costs on price7.82%
Cash needed£60,648
If converted to Rent by the room
Monthly profit+£203
Return before costs on price14.77%
Cash needed£76,648
Δ vs Rent it out Monthly profit+£149
+1 room (4 total)
Monthly profit+£88
Return before costs on price13.55%
Cash needed£86,648
Extra rent+£551/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 726 HMO comps within 264 m
Comparables
sold within 0.5 miWide · CV 15.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodHampton CollegeAll-through · Academy converter · PE7 8BF
- GoodHampton Lakes Primary SchoolPrimary · Free schools · PE7 8SJ
- GoodHampton Vale Primary AcademyPrimary · Academy sponsor led · PE7 8LS
- Not ratedSense CollegeNot applicable · Special post 16 institution · PE7 8JB
- Not ratedHampton Hargate Primary SchoolPrimary · Community school · PE7 8BZ
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£15,252
Section 24 credit£0
Annual tax due£208
Post-tax Monthly profit annual£298
Exit costs
Projected sale price (5y · 2%/yr growth)£215,296
Capital gain (pre-CGT)£20,296
Sale costs (~2.5%)£5,382
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£7,079
Rates as of Oct 2024
Acquisition costs
£80,636cash neededPurchase price£195,000
Deposit (25%)£48,750
Stamp duty+5% additional-property surcharge£11,150
Refurb£15,111
Legal + survey£1,700
Mortgage fees£3,925
Total cash neededdeposit + costs (loan covers the rest)£80,636
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Notice Of Offer
7 Delves Way, Hampton Vale, PE7 8GJ. We advise that an offer has been made for the above property in the sum of £190,000. Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts. 62 Hargate Way, Hampton Hargate PE7 8DS.
NO FORWARD CHAIN with this modern three bedroom home located in the sought after area of Hampton, within easy access to schools, road links, City centre, restaurants and shops.…
Floor plans
Nearby active comparables11 rentals · 5 deals
Comparable rentals
PE7 · same beds + typeMedian nearby: £1,350/mo · 10 of 11 already let+£79 vs our est
- Bayleaf Avenue, Peterborough PE7Let3b£1,350/moMay 2026
- Brickstead Road, Peterborough, Cambri…3b£1,350/moMay 2026
- Leaf Living at Great Haddon Wood, Pet…Let3b£1,370/moMay 2026
- Hargate Way, Hampton Hargate, Peterbo…Let3b£1,350/moMay 2026
- 3 bedroom Terraced House in Southwold…Let3b£1,375/moMay 2026
- Southwold Drive, Hampton Beach, Peter…Let3b£1,425/moMay 2026
- Hargate Way, Hampton Hargate, Peterbo…Let3b£1,395/moMay 2026
- Vale Drive, Hampton Vale, Peterboroug…Let3b£1,150/moMay 2026
- Beaumont Way, Hampton Hargate, Peterb…Let3b£1,250/moMay 2026
- Benington Close, Hampton Gardens, Pet…Let3b£750/moMay 2026
- Molyneux Square, Hampton Vale PE7Let3b£1,400/moDec 2025
Listing metarightmove · Fitzjohn Sales and Lettings
About this listing
477 days · RightmovePrice history
5-year price trend
Monthly profit
+£34
Cash needed
£81K
Return after costs
0.51%
IRR
0.85%
Listed 477d ago
7, DELVES WAY, HAMPTON CENTRE, PETERBOROUGH, PE7 8GJ
✓ Verified address
terraced · 3 bed · 2 bath · 1,249 sqft (EPC)
£195,000
est £1,271 · 7.82% gross
EPC C
Priced below market
1 / 2
53/100
Caution
Real 10.17% — fundamentals work.
Priced below market -17% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.82% Return before costs — above-market
10.2% Rent by the room Return before costs — conversion play
Price
£195K
17% below sold comps
Return before costs (best)
10.17%
Rent by the room
Bedrooms
3
2 bath
Energy rating
C
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: £1,187–£1,361/mo · n=24
Financing
DepositYour cash in — the rest is the mortgage25% · £48,750
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 £146,250 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 sub-£200K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£34
after mortgage, operating costs & tax
Rent in£1,271/mo gross
£1,222/mo collected · £49/mo lost to voids
Where it goes
£792Mortgage£388Costs
£34/mo left as profit · 3% of rent kept
Mortgage£792
Costs£388
Management£127
Maintenance£50
Insurance£20
CapEx reserve£64
Voids + council tax£8
Ltd co. accounts£104
Selective licensing£15
Tax£8
Profit+£34
Returns
Return before costs on price7.82%
Cash return on cash0.51%
Gross margin£834
Cash needed£80,636
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.54
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £808
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £15,252 | £4,653 | £9,506 | £0 | £208 | £884 | £884 |
| Year 2 | £15,710 | £4,793 | £9,506 | £0 | £268 | £1,142 | £2,027 |
| Year 3 | £16,181 | £4,937 | £9,506 | £0 | £330 | £1,408 | £3,435 |
| Year 4 | £16,666 | £5,085 | £9,506 | £0 | £394 | £1,681 | £5,116 |
| Year 5 | £17,166 | £5,237 | £9,506 | £0 | £460 | £1,963 | £7,079 |
Rent by the room upside
What we verified
6006
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
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 miWide · CV 15.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,901
Annual rental tax£96
CGT yr 5£0 · company level
5y net total£7,079
Acquisition costs
25% deposit£48,750
Stamp duty£11,150
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£3,925
Cash needed£80,636
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
Notice Of Offer
7 Delves Way, Hampton Vale, PE7 8GJ. We advise that an offer has been made for the above property in the sum of £190,000. Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts. 62 Hargate Way, Hampton Hargate PE7 8DS.
NO FORWARD CHAIN with this modern three bedroom home located in the sought after area of Hampton, within easy access to schools, road links, City centre, restaurants and shops.…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice