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Year 5 disposal
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29/ 100
Weak
9.96% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.77% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Monthly profit −£144/mo — mildly negative — equity build may cover
- -1.6% 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.
- 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
−£144/mo
You top up £144/mo
Price vs market
Above comparable sales
+26% vs 12 sold
Return · IRR
-1.6%/yr
Loses money over 5 years
Cash to get in
£99K
Deposit + fees + refurb
Price £255KReturn before costs on price · Rent by the room 9.96%5-yr return on cash -1%Rent est. £1,651 (£1,608–£1,695)
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: £1,608–£1,695/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£8,996–£16,792 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£144
after mortgage, operating costs & tax
Rent in£1,651/mo gross
£1,588/mo collected · £64/mo lost to voids
Where it goes
£1,036Mortgage£695Costs
Outgoings exceed rent — you top up £144/mo
Mortgage£1,036
Costs£695
Management£165
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£8
Service charge + ground rent£240
Ltd co. accounts£104
Tax—
Shortfall−£144
Returns
Return before costs on price7.77%
Cash return on cash-1.75%
Gross margin£892
Cash needed£98,594
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
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 | £19,812 | £8,341 | £12,431 | £0 | £0 | -£961 | -£961 |
| Year 2 | £20,406 | £8,592 | £12,431 | £0 | £0 | -£616 | -£1,577 |
| Year 3 | £21,019 | £8,849 | £12,431 | £0 | £0 | -£262 | -£1,839 |
| Year 4 | £21,649 | £9,115 | £12,431 | £0 | £20 | £83 | -£1,756 |
| Year 5 | £22,299 | £9,388 | £12,431 | £0 | £91 | £388 | -£1,368 |
Disposal gain (gross)-£10,517
CGT£0
Net Disposal proceeds£274,502
What we verified
What we verified
32073 ok · 2 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
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 approvable87% 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 90% (31 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
OK
Floor
EWS1 typically required above 18m
Floor 0
Lender impact
Ground floor — building almost certainly ≤ 11 m, EWS1 likely not required (RICS Mar 2021 guidance).
Mortgageable
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →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 profileMixed demand
Tenant profilelikely cohortSG1 2NG · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 40.7 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
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 · 799 sqft
£22k–£42k
£ per sqft
building cost only
£27–£53
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£5,593–£10,387
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£8,789–£16,779
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingStandard rules
Price & sale history401d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£255,000 in 2026 → £255,000 asking
0.0%in 0y
- 2026£255,000+2.0% in 3y
- 2023£250,000+3.1% in 7y
- 2016£242,500—
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 — -£144/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 | 7.77% | -£144 | £98,594 | -1.4% | Low | Feasible |
| Housing-benefit rent | 5.87% | -£553 | £98,594 | -25.6% | Med | Feasible |
| Council lease | 5.87% | -£290 | £98,594 | -14.9% | Low | Feasible |
| Refurb & refinance | 7.77% | -£144 | £116,142 | -1.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£439 | £289,817 | 5% | Med | Feasible |
| Rent by the room | 9.96% | -£1,518 | £124,594 | -66.1% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- 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
Rent by the room conversion upside
-£101/mo cash flow vs Rent it out if converted to Rent by the room
11.29% Return before costs on price converted vs 7.77% as-is
Room mix (3 lettable rooms)
1× Double @ £739/mo1× Single @ £563/mo1× En-suite @ £815/mo
≈ £2,117/mo gross room income
As-is Rent it out
Monthly profit+£114
Return before costs on price7.77%
Cash needed£75,648
If converted to Rent by the room
Monthly profit+£13
Return before costs on price11.29%
Cash needed£91,648
Δ vs Rent it out Monthly profit-£101
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
Likely approvable · 87% 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 90% (31 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.
£42,305–£79,665full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,196–£5,593
- Replumb£2,397–£4,794
- Windows£7,990–£14,382
- Paint + decor£5,593–£10,387
- Flooring£8,789–£16,779
Based on 244 HMO comps within 789 m
Comparables
sold within 0.5 miWide · CV 48.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score90 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Stevenage
≈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 & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- GoodWoolenwick Junior SchoolPrimary · Community school · SG1 2NU
- Not ratedWoolenwick Infant and Nursery SchoolPrimary · Community school · SG1 2NU
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£19,812
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,723
Exit costs
Projected sale price (5y · 2%/yr growth)£281,541
Capital gain (pre-CGT)£26,541
Sale costs (~2.5%)£7,039
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-£1,368
Rates as of Oct 2024
Acquisition costs
£98,594cash neededPurchase price£255,000
Deposit (25%)£63,750
Stamp duty+5% additional-property surcharge£15,500
Refurb£11,994
Legal + survey£2,525
Mortgage fees£4,825
Total cash neededdeposit + costs (loan covers the rest)£98,594
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Contemporary style, open-plan, THREE bedroom GROUND FLOOR maisonette with its own front door and PRIVATE COURTYARD situated within the individual, landmark "Six Hills House" development within the heart of the New Town, within ten minutes walking distance to the mainline railway station, town centre and retail parks including the flagship Marks and Spencer store.
An ideal first time purchase or suitable for those looking to downsize to ground floor, level accommodation withi…
Floor plans
Nearby active comparables2 rentals
Comparable rentals
SG1 · same beds + typeMedian nearby: £1,930/mo · 2 of 2 already let+£279 vs our est
- Briggs Close, Stevenage, Hertfordshir…Let3b£1,930/moMay 2026
- Briggs Close, Stevenage, Hertfordshir…Let3b£1,930/moMay 2026
Other deals nearby
SG1 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Putterills
About this listing
401 days · RightmovePrice history
5-year price trend
Monthly profit
−£144
Cash needed
£99K
Return after costs
-1.75%
IRR
-1.58%
Listed 401d ago
Kings Road, Stevenage, Hertfordshire, SG1
flat · 3 bed · 1 bath · 799 sqft
£255,000
est £1,651 · 7.77% gross
1 / 13
29/100
Marginal
9.96% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.77% Return before costs — above-market
Price
£255K
26% above sold comps
Return before costs (best)
9.96%
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: £1,608–£1,695/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £63,750
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 (£8,996–£16,792 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £191,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£144
after mortgage, operating costs & tax
Rent in£1,651/mo gross
£1,588/mo collected · £64/mo lost to voids
Where it goes
£1,036Mortgage£695Costs
Outgoings exceed rent — you top up £144/mo
Mortgage£1,036
Costs£695
Management£165
Maintenance£67
Insurance£28
CapEx reserve£83
Voids + council tax£8
Service charge + ground rent£240
Ltd co. accounts£104
Tax—
Shortfall−£144
Returns
Return before costs on price7.77%
Cash return on cash-1.75%
Gross margin£892
Cash needed£98,594
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.53
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Stevenage & North Herts · cap £1,247/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Stevenage & North Herts
- LHA monthly cap:
- £1,247
- 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 | £19,812 | £8,341 | £12,431 | £0 | £0 | -£961 | -£961 |
| Year 2 | £20,406 | £8,592 | £12,431 | £0 | £0 | -£616 | -£1,577 |
| Year 3 | £21,019 | £8,849 | £12,431 | £0 | £0 | -£262 | -£1,839 |
| Year 4 | £21,649 | £9,115 | £12,431 | £0 | £20 | £83 | -£1,756 |
| Year 5 | £22,299 | £9,388 | £12,431 | £0 | £91 | £388 | -£1,368 |
Rent by the room upside
What we verified
6107
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeLeasehold
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
Service chargeReduces net yield£2,579.5/yr
Ground rentDoubling clauses kill mortgageability£300/yr
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 48.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,486
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,368
Acquisition costs
25% deposit£63,750
Stamp duty£15,500
Refurb£11,994
Legal + survey£2,525
Mortgage + broker£4,825
Cash needed£98,594
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
Contemporary style, open-plan, THREE bedroom GROUND FLOOR maisonette with its own front door and PRIVATE COURTYARD situated within the individual, landmark "Six Hills House" development within the heart of the New Town, within ten minutes walking distance to the mainline railway station, town centre and retail parks including the flagship Marks and Spencer store.
An ideal first time purchase or suitable for those looking to downsize to ground floor, level accommodation withi…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice