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Year 5 disposal
51/ 100
Caution
12.49% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 8.41% return before costs — above-market
- 12.5% Rent by the room return before costs (net 6.34% after CapEx + bills) — conversion play
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£71/mo
Barely breaks even each month
Price
£150K
No local sold comps to compare
Return · IRR
1.7%/yr
Modest annualised return
Cash to get in
£67K
Deposit + fees + refurb
Return before costs on price · Rent by the room 12.49%5-yr return on cash 12%Rent est. £1,051 (£985–£1,121)
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
Buy-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: £985–£1,121/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£71
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£586Mortgage£337Costs
£71/mo left as profit · 7% of rent kept
Mortgage£586
Costs£337
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price8.41%
Cash return on cash1.27%
Gross margin£674
Cash needed£67,240
Monthly profit payback78y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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 | £12,612 | £4,040 | £7,031 | £0 | £293 | £1,247 | £1,247 |
| Year 2 | £12,990 | £4,162 | £7,031 | £0 | £342 | £1,456 | £2,703 |
| Year 3 | £13,380 | £4,286 | £7,031 | £0 | £392 | £1,670 | £4,374 |
| Year 4 | £13,781 | £4,415 | £7,031 | £0 | £444 | £1,891 | £6,265 |
| Year 5 | £14,195 | £4,547 | £7,031 | £0 | £497 | £2,119 | £8,384 |
Disposal gain (gross)-£15,018
CGT£0
Net Disposal proceeds£161,472
What we verified
What we verified
41064 ok · 1 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
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
Price & sale history345d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£79,000 in 2014 → £150,000 asking
+89.9%in 12y
- 2014£79,000-20.2% in 8y
- 2006£99,000+16.5% in 1y
- 2005£85,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — +£71/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 | 8.41% | +£71 | £67,240 | 12.5% | Low | Feasible |
| Housing-benefit rent | 7.58% | -£57 | £67,240 | 3.9% | Med | Feasible |
| Council lease | 0.00% | -£760 | £67,240 | -68.8% | Low | Feasible |
| Refurb & refinance | 8.41% | +£71 | £81,456 | 10.3% | Med | Feasible |
| Short-stay let / Airbnb | 11.24% | +£67 | £67,240 | 9.0% | High | Feasible |
| Buy, improve & sell | 0.00% | -£174 | £183,206 | -1% | Med | Feasible |
| Rent by the room | 12.49% | -£683 | £95,950 | -35.1% | — | Feasible |
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
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 let22% occupancy
£212/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
+£294/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 8.41% as-is
£150k → 5-bed HMO @ ~£493/room: £2,368 pcm gross, ~£1,357 pcm net (9.3% net on £176k all-in incl. ~£16k works); GDV ~£181k → refinance releases ~£23k (~£40k left in)
medium confidence
Unlocks ~£12,488/yr extra rent
3 → 5 lettable rooms
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 6 habitable rooms (3 beds + 3 reception(s)) in 87 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to Swansea adopted standard (6.5/10.2 m²; Swansea HMO Licensing Policy 2020 App.A Amenity Standards); adds ~£1,041/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); HMO licence: mandatory in Wales only for 3-storey 5+ person HMOs; additional-licensing schemes are common — confirm with the council. Rent Smart Wales registration required; Wales: planning permission required for HMO change of use (no C3→C4 permitted development)
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles
Wales: planning required for HMO use
Sized to Swansea'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)
2× Double @ £547/mo1× Single @ £468/mo
≈ £1,561/mo gross room income
As-is Rent it out
Monthly profit+£52
Return before costs on price8.41%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£294
+2 rooms (5 total)
Monthly profit+£464
Return before costs on price20.81%
Cash needed£85,398
Extra rent+£1,041/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,883–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,445–£16,890
- 1 × bathroom£5,571–£10,214
- Rewire£3,871–£6,773
- Replumb£2,903–£5,806
- Windows£9,676–£17,417
- Paint + decor£6,773–£12,579
- Flooring£10,644–£20,320
Based on 18 HMO comps within 3.2 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score30 / 100
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedCasllwchwr Primary SchoolNot applicable · Welsh establishment · SA4 6TU
- Not ratedPontybrenin Primary SchoolNot applicable · Welsh establishment · SA4 6HX
- Not ratedTre Uchaf Primary SchoolNot applicable · Welsh establishment · SA4 6QB
- Not ratedYsgol Gynradd Gymraeg PontybreninNot applicable · Welsh establishment · SA4 6AU
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£12,612
Section 24 credit£0
Annual tax due£293
Post-tax Monthly profit annual£762
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£8,384
Rates as of Oct 2024
Acquisition costs
£67,240cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£67,240
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
SUMMARY This charming 3 bedroom terrace nestled in the sought after location of Gorseinon could be the perfect place to call home. Behind the delightlful traditional exterior lies a blend of cozy ambience and modernisation. Viewing is highly recommended. Call the office on .....
DESCRIPTION Presenting a charming 3-bedroom Terrace property with a delightful traditional rendered exterior, set in the sought after area of Gorseinon. This lovely home boasts a great sized garden,…
Listing metarightmove · Peter Alan
About this listing
345 days · RightmovePrice history
No price history available.
Monthly profit
+£71
Cash needed
£67K
Return after costs
1.27%
IRR
1.69%
Listed 345d ago
3 bedroom terraced house for sale
✓ Verified address
terraced · 3 bed · 1 bath · 936 sqft (EPC)
£150,000
est £1,051 · 8.41% gross
EPC D
51/100
Caution
12.49% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
8.41% Return before costs — above-market
12.5% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£150K
Return before costs (best)
12.49%
Rent by the room
Bedrooms
3
1 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
Buy-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: £985–£1,121/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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
+£71
after mortgage, operating costs & tax
Rent in£1,051/mo gross
£1,011/mo collected · £40/mo lost to voids
Where it goes
£586Mortgage£337Costs
£71/mo left as profit · 7% of rent kept
Mortgage£586
Costs£337
Management£105
Maintenance£50
Insurance£20
CapEx reserve£53
Voids + council tax£5
Ltd co. accounts£104
Tax£17
Profit+£71
Returns
Return before costs on price8.41%
Cash return on cash1.27%
Gross margin£674
Cash needed£67,240
Monthly profit payback78y 9m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.66
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
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 | £12,612 | £4,040 | £7,031 | £0 | £293 | £1,247 | £1,247 |
| Year 2 | £12,990 | £4,162 | £7,031 | £0 | £342 | £1,456 | £2,703 |
| Year 3 | £13,380 | £4,286 | £7,031 | £0 | £392 | £1,670 | £4,374 |
| Year 4 | £13,781 | £4,415 | £7,031 | £0 | £444 | £1,891 | £6,265 |
| Year 5 | £14,195 | £4,547 | £7,031 | £0 | £497 | £2,119 | £8,384 |
Rent by the room upside
What we verified
4104
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,406
Annual rental tax£201
CGT yr 5£0 · company level
5y net total£8,384
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£67,240
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
SUMMARY This charming 3 bedroom terrace nestled in the sought after location of Gorseinon could be the perfect place to call home. Behind the delightlful traditional exterior lies a blend of cozy ambience and modernisation. Viewing is highly recommended. Call the office on .....
DESCRIPTION Presenting a charming 3-bedroom Terrace property with a delightful traditional rendered exterior, set in the sought after area of Gorseinon. This lovely home boasts a great sized garden,…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice