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Year 5 disposal
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36/ 100
Weak
8.35% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.38% return before costs — above-market
- 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).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
+£91/mo
Barely breaks even each month
Price vs market
Above comparable sales
+26% vs 12 sold
Return · IRR
0.8%/yr
Modest annualised return
Cash to get in
£113K
Deposit + fees + refurb
Price £325KReturn before costs on price · Rent by the room 8.35%5-yr return on cash 12%Rent est. £2,000 (£1,705–£2,346)
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: £1,705–£2,346/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£91
after mortgage, operating costs & tax
Rent in£2,000/mo gross
£1,923/mo collected · £77/mo lost to voids
Where it goes
£1,320Mortgage£491Costs
£91/mo left as profit · 5% of rent kept
Mortgage£1,320
Costs£491
Management£200
Maintenance£50
Insurance£28
CapEx reserve£100
Voids + council tax£9
Ltd co. accounts£104
Tax£21
Profit+£91
Returns
Return before costs on price7.38%
Cash return on cash0.96%
Gross margin£1,432
Cash needed£113,125
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
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 | £24,000 | £5,890 | £15,844 | £0 | £431 | £1,836 | £1,836 |
| Year 2 | £24,720 | £6,066 | £15,844 | £0 | £534 | £2,276 | £4,112 |
| Year 3 | £25,462 | £6,248 | £15,844 | £0 | £640 | £2,730 | £6,841 |
| Year 4 | £26,225 | £6,436 | £15,844 | £0 | £750 | £3,196 | £10,038 |
| Year 5 | £27,012 | £6,629 | £15,844 | £0 | £863 | £3,677 | £13,714 |
Disposal gain (gross)-£1,144
CGT£0
Net Disposal proceeds£349,856
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 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
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 cohortNR4 7JL · 4 bed
Primary profile
Family let
Secondary profile
HMO / sharers
Nearest university
for student-let assessment
University of Cambridge · 88 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 · 3-bath · 1170 sqft
£35k–£68k
£ per sqft
building cost only
£30–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 history422d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£350,000 in 2026 → £325,000 asking
-7.1%in 0y
- 2026£350,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£687/mo · £596/mo ahead of Rent it out (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 | 7.38% | +£91 | £113,125 | 12.1% | Low | Feasible |
| Housing-benefit rent | 4.24% | -£656 | £113,125 | -27.6% | Med | Feasible |
| Council lease | 4.24% | -£528 | £113,125 | -25.4% | Low | Feasible |
| Refurb & refinance | 7.38% | +£91 | £129,915 | 10.6% | Med | Feasible |
| Short-stay let / Airbnb | 1.36% | -£1,382 | £113,125 | -73.2% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £351,540 | 9% | Med | Feasible |
| ⭐ Rent by the room | 5.60% * | +£687 | £142,849 | — | — | 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.
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £1,147
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 let7% occupancy
£170/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£379/mo cash flow vs Rent it out if converted to Rent by the room
8.86% Return before costs on price converted vs 7.38% as-is
£325k → 6-bed HMO @ ~£519/room: £3,142 pcm gross, ~£1,804 pcm net (5.6% net on £387k all-in incl. ~£37k works); needs +1 bathroom; GDV ~£289k → refinance releases ~£-27k (~£170k left in)
medium confidence
Unlocks ~£13,566/yr extra rent
4 → 6 lettable rooms · ~6.3% 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 7 habitable rooms (4 beds + 3 reception(s)) in 121 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 South Norfolk adopted standard (6.51/10.22 m²; Amenity and Facility Standards for Houses in Multiple Occupation 2023 (Broadland & South Norfolk); fees 2026/27); adds ~£1,130/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); 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.
4 → 6 bed HMO+2 doubles5.6% net on cost5.77% cash-on-cashuplift 4.66% → 6.25%
💷 Refinance could release ~-£27,238
HMO licence+1 bathroom needed
Sized to South Norfolk'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 @ £573/mo1× Single @ £457/mo1× En-suite @ £659/mo
≈ £2,261/mo gross room income
As-is Rent it out
Monthly profit+£122
Return before costs on price7.38%
Cash needed£93,148
If converted to Rent by the room
Monthly profit-£257
Return before costs on price8.86%
Cash needed£109,148
Δ vs Rent it out Monthly profit-£379
+2 rooms (6 total)
Monthly profit+£373
Return before costs on price12.52%
Cash needed£129,148
Extra rent+£1,131/mo
Show conversion detail
Conversion cost estimate
£22,000
Range: £16,000 – £30,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£66,690–£124,680full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 3 × bathroom£17,100–£31,350
- Rewire£4,680–£8,190
- Replumb£3,510–£7,020
- Windows£11,700–£21,060
- Paint + decor£8,190–£15,210
- Flooring£12,870–£24,570
Based on 920 HMO comps within 3.5 km
Comparables
sold within 0.5 miWide · CV 20.9%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
- GoodEaton Hall Specialist AcademyNot applicable · Academy special converter · NR4 7BU
- GoodCringleford CE VA Primary SchoolPrimary · Voluntary aided school · NR4 7JR
- Not ratedThe Clare SchoolNot applicable · Foundation special school · NR4 7AU
- Not ratedUniversity of East AngliaNot applicable · Higher education institutions · NR4 7TJ
- Not ratedBluebell Primary SchoolPrimary · Academy converter · NR4 7DS
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£24,000
Section 24 credit£0
Annual tax due£431
Post-tax Monthly profit annual£913
Exit costs
Projected sale price (5y · 2%/yr growth)£358,826
Capital gain (pre-CGT)£33,826
Sale costs (~2.5%)£8,971
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£13,714
Rates as of Oct 2024
Acquisition costs
£113,125cash neededPurchase price£325,000
Deposit (25%)£81,250
Stamp duty+5% additional-property surcharge£22,500
Refurb£1,350
Legal + survey£2,150
Mortgage fees£5,875
Total cash neededdeposit + costs (loan covers the rest)£113,125
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Perfectly positioned within the always sought-after Round House Park development in Cringleford, this beautifully presented three-bedroom, three-storey end-of-terrace home offers a winning combination of natural light, versatile living space, and exceptional convenience. Whether you're a commuter, growing family, or simply someone who appreciates modern comfort in a prime location, this property delivers on every front.
Cringleford remains one of Norfolk’s most desirable sub…
Floor plans
Listing metarightmove · Winkworth
About this listing
422 days · RightmovePrice history
5-year price trend
Monthly profit
+£91
Cash needed
£113K
Return after costs
0.96%
IRR
0.78%
Listed 422d ago
Willowcroft Way, Cringleford, Norwich, Norfolk, NR4
terraced · 4 bed · 3 bath
£325,000
est £2,000 · 7.38% gross
1 / 22
36/100
Marginal
8.35% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.38% Return before costs — above-market
Price
£325K
26% above sold comps
Return before costs (best)
8.35%
Rent by the room
Bedrooms
4
3 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: £1,705–£2,346/mo · n=75
Financing
DepositYour cash in — the rest is the mortgage25% · £81,250
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 (£1,013–£1,890 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £243,750 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)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
+£91
after mortgage, operating costs & tax
Rent in£2,000/mo gross
£1,923/mo collected · £77/mo lost to voids
Where it goes
£1,320Mortgage£491Costs
£91/mo left as profit · 5% of rent kept
Mortgage£1,320
Costs£491
Management£200
Maintenance£50
Insurance£28
CapEx reserve£100
Voids + council tax£9
Ltd co. accounts£104
Tax£21
Profit+£91
Returns
Return before costs on price7.38%
Cash return on cash0.96%
Gross margin£1,432
Cash needed£113,125
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.46
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Central Norfolk & Norwich · cap £1,147/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Central Norfolk & Norwich
- LHA monthly cap:
- £1,147
- Scheme type:
- other
- Premium:
- +0% premium over LHA cap
- Management:
- landlord pays agent (typical 10%)
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 | £24,000 | £5,890 | £15,844 | £0 | £431 | £1,836 | £1,836 |
| Year 2 | £24,720 | £6,066 | £15,844 | £0 | £534 | £2,276 | £4,112 |
| Year 3 | £25,462 | £6,248 | £15,844 | £0 | £640 | £2,730 | £6,841 |
| Year 4 | £26,225 | £6,436 | £15,844 | £0 | £750 | £3,196 | £10,038 |
| Year 5 | £27,012 | £6,629 | £15,844 | £0 | £863 | £3,677 | £13,714 |
Rent by the room upside
What we verified
5007
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▾
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 miWide · CV 20.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£3,169
Annual rental tax£255
CGT yr 5£0 · company level
5y net total£13,714
Acquisition costs
25% deposit£81,250
Stamp duty£22,500
Refurb£1,350
Legal + survey£2,150
Mortgage + broker£5,875
Cash needed£113,125
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
Perfectly positioned within the always sought-after Round House Park development in Cringleford, this beautifully presented three-bedroom, three-storey end-of-terrace home offers a winning combination of natural light, versatile living space, and exceptional convenience. Whether you're a commuter, growing family, or simply someone who appreciates modern comfort in a prime location, this property delivers on every front.
Cringleford remains one of Norfolk’s most desirable sub…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice