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Year 5 disposal
⊞ View all 23
13/ 100
Weak
6.57% return before costs — verify the rent + comps locally.
Why it works
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- -0.5% 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
+£87/mo
Barely breaks even each month
Price vs market
Above comparable sales
+146% vs 12 sold
Return · IRR
-0.5%/yr
Loses money over 5 years
Cash to get in
£338K
Deposit + fees + refurb
Price £875KReturn before costs on price 6.57%5-yr return on cash 8%Rent est. £4,787 (£2,781–£8,240)
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: £2,781–£8,240/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £218,750
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 (£18,647–£34,808 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £656,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£87
after mortgage, operating costs & tax
Rent in£4,787/mo gross
£4,603/mo collected · £184/mo lost to voids
Where it goes
£3,555Mortgage£941Costs
£87/mo left as profit · 2% of rent kept
Mortgage£3,555
Costs£941
Management£479
Maintenance£67
Insurance£40
CapEx reserve£239
Voids + council tax£12
Ltd co. accounts£104
Tax£20
Profit+£87
Returns
Return before costs on price6.57%
Cash return on cash0.31%
Gross margin£3,662
Cash needed£338,138
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
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 | £57,444 | £11,294 | £42,656 | £0 | £664 | £2,830 | £2,830 |
| Year 2 | £59,167 | £11,633 | £42,656 | £0 | £927 | £3,951 | £6,781 |
| Year 3 | £60,942 | £11,982 | £42,656 | £0 | £1,198 | £5,106 | £11,887 |
| Year 4 | £62,771 | £12,341 | £42,656 | £0 | £1,477 | £6,296 | £18,183 |
| Year 5 | £64,654 | £12,712 | £42,656 | £0 | £1,764 | £7,522 | £25,705 |
Disposal gain (gross)-£38,344
CGT£0
Net Disposal proceeds£941,919
What we verified
What we verified
42064 ok · 2 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
Conversion approvability
Per-property planning assessment
Likely approvable94% 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 94% (349 decisions)
- this council refuses HMOs that would sandwich a family home between two HMOs — check both adjoining properties
- 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
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 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
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 cohortBA1 5AE · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Bath · 3 km
Reason
4-bed house in a suburban area — family-let demand dominates; larger property may also work as a sharer HMO.
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
4-bed · 2-bath · 1170 sqft
£32k–£62k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£8,190–£15,210
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£12,870–£24,570
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 history473d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£293,000 in 2002 → £875,000 asking
+198.6%in 24y
- 2002£293,000+58.0% in 4y
- 1998£185,500—
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 — +£87/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 | 6.57% | +£87 | £338,138 | 7.6% | Low | Feasible |
| Housing-benefit rent | 2.66% | -£2,329 | £338,138 | -37.2% | Med | Feasible |
| Council lease | 2.66% | -£1,923 | £338,138 | -32.3% | Low | Feasible |
| Refurb & refinance | 6.57% | +£87 | £391,833 | 6.6% | Med | Feasible |
| Short-stay let / Airbnb | 6.22% | -£1,313 | £338,138 | -20.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£211 | £990,208 | 6% | Med | Feasible |
| Rent by the room | 4.22% | -£3,492 | £384,138 | -50.5% | — | Feasible |
Short-let (SA) context316 active short-lets nearby
Short-let market context
- 316 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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
Local lettings demandby strategyLive area data
Short-stay let82% occupancy
£182/night ADR
Based on 70 short-let comps nearby
Rent by the room conversion upside
-£2,619/mo cash flow vs Rent it out if converted to Rent by the room
3.29% Return before costs on price converted vs 6.57% as-is
🔓 +2 bedrooms potential
high confidenceUnlocks ~£18,462/yr extra rent
4 → 6 lettable rooms · ~3.5% 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 8 habitable rooms (4 beds + 4 reception(s)) in 161 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 6 lettable rooms (2 double, 0 single) (incl. the garage — convertible to a bedroom or the communal area); sized to Bath and North East Somerset adopted standard (6.51/10.22 m²; The Bath and North East Somerset Council standards for licensed HMOs under Part 2 of the Housing Act 2004 (25 September 2019)); adds ~£1,538/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); mandatory HMO licence (5+ persons, England); 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.
4 → 6 bed HMO+2 doublesuplift 2.81% → 3.48%
HMO licence
Sized to Bath and North East Somerset'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 (4 lettable rooms)
2× Double @ £786/mo1× Single @ £629/mo1× En-suite @ £876/mo
≈ £3,078/mo gross room income
As-is Rent it out
Monthly profit+£214
Return before costs on price6.57%
Cash needed£230,648
If converted to Rent by the room
Monthly profit-£2,405
Return before costs on price3.29%
Cash needed£246,648
Δ vs Rent it out Monthly profit-£2,619
+2 rooms (6 total)
Monthly profit-£803
Return before costs on price6.33%
Cash needed£266,648
Extra rent+£1,539/mo
Show conversion detail
Conversion cost estimate
£40,800
Range: £33,600 – £50,400
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 94% 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 94% (349 decisions)
≈0.0% within 100 m vs 10% policy
£73,140–£138,930full refurb + room split
What's in this cost
- Kitchen£9,540–£19,080
- 2 × bathroom£12,900–£23,650
- Rewire£5,200–£10,400
- Replumb£3,900–£9,100
- Windows£13,000–£24,700
- Paint + decor£11,700–£20,800
- Flooring£16,900–£31,200
Based on 1380 HMO comps within 2.3 km
Comparables
sold within 0.5 miWide · CV 39.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Citywide Article 4 (Bath and North East Somerset)
≈0.0% within 100 m vs 10% policy
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedKingswood Preparatory SchoolNot applicable · Other independent school · BA1 5SD
- Not ratedKingswood SchoolNot applicable · Other independent school · BA1 5RG
- Not ratedRoyal High School GDSTNot applicable · Other independent school · BA1 5SZ
- Not ratedSt Stephens Church SchoolPrimary · Academy converter · BA1 5PZ
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£57,444
Section 24 credit£0
Annual tax due£664
Post-tax Monthly profit annual£620
Exit costs
Projected sale price (5y · 2%/yr growth)£966,071
Capital gain (pre-CGT)£91,071
Sale costs (~2.5%)£24,152
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£25,705
Rates as of Oct 2024
Acquisition costs
£338,138cash neededPurchase price£875,000
Deposit (25%)£218,750
Stamp duty+5% additional-property surcharge£77,500
Refurb£24,863
Legal + survey£2,900
Mortgage fees£14,125
Total cash neededdeposit + costs (loan covers the rest)£338,138
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
The current vendors have owned this property for over 20 years, which is a testament to how well the house works and how nice the area is to live in. When the property was chosen, there were several others available, but being located opposite the nature reserve with a level garden and a generous plot, this was the one that stood out. The design is double-fronted, providing a well-balanced layout.
There are 2 main reception rooms, a generous kitchen, a separate study, a util…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
BA1 · same beds + typeMedian nearby: £3,100/mo · 1 of 2 already let-£1,687 vs our est
- Marlborough Street Bath BA1Let4b£3,100/moMay 2026
- Marlborough Street Bath BA14b£3,100/moMay 2026
Listing metarightmove · Stonier Hobbs
About this listing
473 days · RightmovePrice history
5-year price trend
Monthly profit
+£87
Cash needed
£338K
Return after costs
0.31%
IRR
-0.55%
Listed 473d ago
36, LANSDOWN HEIGHTS, LANSDOWN, BATH, BA1 5AE
✓ Verified address
semi-detached · 4 bed · 1,432 sqft (EPC)
£875,000
est £4,787 · 6.57% gross
EPC D
1 / 23
13/100
Marginal
6.57% — verify the rent + comps locally.
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£875K
146% above sold comps
Return before costs
6.57%
est rent £4,787/monot enough comparablesRange £2,781–£8,240/mo (Q1–Q3)
Bedrooms
4
0 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
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: £2,781–£8,240/mo · n=5
Financing
DepositYour cash in — the rest is the mortgage25% · £218,750
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 (£18,647–£34,808 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,900 legal + £1,000 survey
Mortgage fees (£)
2% product fee on £656,250 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 £400K+
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£87
after mortgage, operating costs & tax
Rent in£4,787/mo gross
£4,603/mo collected · £184/mo lost to voids
Where it goes
£3,555Mortgage£941Costs
£87/mo left as profit · 2% of rent kept
Mortgage£3,555
Costs£941
Management£479
Maintenance£67
Insurance£40
CapEx reserve£239
Voids + council tax£12
Ltd co. accounts£104
Tax£20
Profit+£87
Returns
Return before costs on price6.57%
Cash return on cash0.31%
Gross margin£3,662
Cash needed£338,138
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context316 active short-lets nearby
Short-let market context
- 316 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Bath · cap £1,940/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Bath
- LHA monthly cap:
- £1,940
- Scheme type:
- leasing
- 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 | £57,444 | £11,294 | £42,656 | £0 | £664 | £2,830 | £2,830 |
| Year 2 | £59,167 | £11,633 | £42,656 | £0 | £927 | £3,951 | £6,781 |
| Year 3 | £60,942 | £11,982 | £42,656 | £0 | £1,198 | £5,106 | £11,887 |
| Year 4 | £62,771 | £12,341 | £42,656 | £0 | £1,477 | £6,296 | £18,183 |
| Year 5 | £64,654 | £12,712 | £42,656 | £0 | £1,764 | £7,522 | £25,705 |
Rent by the room upside
What we verified
4206
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▾
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 · 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 39.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£8,531
Annual rental tax£244
CGT yr 5£0 · company level
5y net total£25,705
Acquisition costs
25% deposit£218,750
Stamp duty£77,500
Refurb£24,863
Legal + survey£2,900
Mortgage + broker£14,125
Cash needed£338,138
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
The current vendors have owned this property for over 20 years, which is a testament to how well the house works and how nice the area is to live in. When the property was chosen, there were several others available, but being located opposite the nature reserve with a level garden and a generous plot, this was the one that stood out. The design is double-fronted, providing a well-balanced layout.
There are 2 main reception rooms, a generous kitchen, a separate study, a util…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice