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Year 5 disposal
86/ 100
Strong
Strong investment fundamentals.
Why it works
- 10.34% return before costs — above-market
- 16.0% Rent by the room return before costs (net 7.94% 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)
- Cash only — often signals cladding / short lease / structural
- 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
+£129/mo
Barely breaks even each month
Price
£115K
No local sold comps to compare
Return · IRR
2.3%/yr
Modest annualised return
Cash to get in
£103K
Deposit + fees + refurb
Return before costs on price · Rent by the room 15.98%5-yr return on cash 11%Rent est. £991 (£951–£1,033)
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: £951–£1,033/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £86,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£129
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£449Mortgage£345Costs
£129/mo left as profit · 14% of rent kept
Mortgage£449
Costs£345
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Ltd co. accounts£104
Tax£30
Profit+£129
Returns
Return before costs on price10.34%
Cash return on cash1.49%
Gross margin£608
Cash needed£103,440
Monthly profit payback67y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £11,892 | £4,136 | £5,391 | £0 | £449 | £1,916 | £1,916 |
| Year 2 | £12,249 | £4,260 | £5,391 | £0 | £494 | £2,104 | £4,020 |
| Year 3 | £12,616 | £4,388 | £5,391 | £0 | £539 | £2,298 | £6,318 |
| Year 4 | £12,995 | £4,520 | £5,391 | £0 | £586 | £2,498 | £8,816 |
| Year 5 | £13,385 | £4,655 | £5,391 | £0 | £634 | £2,704 | £11,521 |
Disposal gain (gross)-£63,170
CGT£0
Net Disposal proceeds£123,795
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 marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£125,000 in 2025 → £115,000 asking
-8.0%in 1y
- 2025£125,000—
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 — +£129/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 | 10.34% | +£129 | £103,440 | 11.1% | Low | Feasible |
| Housing-benefit rent | 7.07% | -£140 | £103,440 | -3.8% | Med | Feasible |
| Council lease | 0.00% | -£640 | £103,440 | -37.8% | Low | Feasible |
| Refurb & refinance | 10.34% | +£129 | £134,996 | 8.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £212,771 | -35% | Med | Feasible |
| Rent by the room | 15.98% | -£572 | £74,854 | -36.5% | — | Feasible |
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
+£333/mo cash flow vs Rent it out if converted to Rent by the room
25.04% Return before costs on price converted vs 10.34% as-is
£115k → 4-bed HMO @ ~£482/room: £1,837 pcm gross, ~£1,050 pcm net (9.5% net on £133k all-in incl. ~£10k works)
high confidence
Unlocks ~£6,124/yr extra rent
3 → 4 lettable rooms
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 107 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Rotherham adopted standard (6.52/10.23 m²; Houses in Multiple Occupation Guidance and Amenity Standards, January 2018 (updated September 2018)); adds ~£510/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 single
Sized to Rotherham'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 @ £503/mo1× En-suite @ £525/mo
≈ £1,531/mo gross room income
As-is Rent it out
Monthly profit+£123
Return before costs on price10.34%
Cash needed£40,648
If converted to Rent by the room
Monthly profit+£456
Return before costs on price25.04%
Cash needed£56,648
Δ vs Rent it out Monthly profit+£333
+1 room (4 total)
Monthly profit+£246
Return before costs on price21.30%
Cash needed£66,648
Extra rent+£510/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£36,711–£69,000full refurb + room split
⚠️ Capped at 60% of £115,000 asking (£69,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£6,474–£12,949
- 1 × bathroom£4,271–£7,831
- Rewire£2,967–£5,193
- Replumb£2,226–£4,451
- Windows£7,419–£13,353
- Paint + decor£5,193–£9,644
- Flooring£8,160–£15,579
Based on 71 HMO comps within 3.5 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodBrinsworth Manor Junior SchoolPrimary · Academy converter · S60 5BX
- GoodBrinsworth Whitehill Primary SchoolPrimary · Academy converter · S60 5HT
- GoodCatcliffe Primary SchoolPrimary · Academy converter · S60 5SW
- GoodTreeton Church of England Primary SchoolPrimary · Academy converter · S60 5QS
- InadequateBrinsworth Manor Infant SchoolPrimary · Academy sponsor led · S60 5BX
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£11,892
Section 24 credit£0
Annual tax due£449
Post-tax Monthly profit annual£1,459
Exit costs
Projected sale price (5y · 2%/yr growth)£126,969
Capital gain (pre-CGT)£11,969
Sale costs (~2.5%)£3,174
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£11,521
Rates as of Oct 2024
Acquisition costs
£103,440cash neededPurchase price£115,000
Deposit (25%)£28,750
Stamp duty+5% additional-property surcharge£5,750
Refurb£64,515
Legal + survey£1,700
Mortgage fees£2,725
Total cash neededdeposit + costs (loan covers the rest)£103,440
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
GUIDE PRICE £115,000 to £120,000 CASH BUYERS ONLY
INVESTORS A ROAD TO EMBARK...IF YOU'VE GOT THE CASH YOU CAN MAKE YOUR MARK...! Uflit are delighted to welcome to the market this three bed, non-standard construction family home offering SPACIOUS LIVING and tastefully presented throughout. To the downstairs accommodation this well proportioned home boasts a welcoming cloakroom leading to a bright and spacious open plan lounge/diner, separate kitchen with an additional snug/ s…
Listing metarightmove · Uflit
About this listing
345 days · RightmovePrice history
No price history available.
Monthly profit
+£129
Cash needed
£103K
Return after costs
1.49%
IRR
2.31%
Listed 345d ago
3 bedroom semi-detached house for sale
semi-detached · 3 bed · 1 bath · 947 sqft (EPC)
£115,000
est £991 · 10.34% gross
EPC DCash only
86/100
Strong
Real 15.98% — fundamentals work.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.34% Return before costs — above-market
16.0% Rent by the room Return before costs — conversion play
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£115K
Return before costs (best)
15.98%
Rent by the room
Bedrooms
3
1 bath
Energy rating
D
Energy rating
Deal flags2 issues
Cash buyers only
Often signals cladding, structural, or short-lease issues
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: £951–£1,033/mo · n=26
Financing
DepositYour cash in — the rest is the mortgage25% · £28,750
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 (£48,386–£90,321 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £86,250 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)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£129
after mortgage, operating costs & tax
Rent in£991/mo gross
£953/mo collected · £38/mo lost to voids
Where it goes
£449Mortgage£345Costs
£129/mo left as profit · 14% of rent kept
Mortgage£449
Costs£345
Management£99
Maintenance£67
Insurance£20
CapEx reserve£50
Voids + council tax£5
Ltd co. accounts£104
Tax£30
Profit+£129
Returns
Return before costs on price10.34%
Cash return on cash1.49%
Gross margin£608
Cash needed£103,440
Monthly profit payback67y
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.04
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 | £11,892 | £4,136 | £5,391 | £0 | £449 | £1,916 | £1,916 |
| Year 2 | £12,249 | £4,260 | £5,391 | £0 | £494 | £2,104 | £4,020 |
| Year 3 | £12,616 | £4,388 | £5,391 | £0 | £539 | £2,298 | £6,318 |
| Year 4 | £12,995 | £4,520 | £5,391 | £0 | £586 | £2,498 | £8,816 |
| Year 5 | £13,385 | £4,655 | £5,391 | £0 | £634 | £2,704 | £11,521 |
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£1,078
Annual rental tax£362
CGT yr 5£0 · company level
5y net total£11,521
Acquisition costs
25% deposit£28,750
Stamp duty£5,750
Refurb£64,515
Legal + survey£1,700
Mortgage + broker£2,725
Cash needed£103,440
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
GUIDE PRICE £115,000 to £120,000 CASH BUYERS ONLY
INVESTORS A ROAD TO EMBARK...IF YOU'VE GOT THE CASH YOU CAN MAKE YOUR MARK...! Uflit are delighted to welcome to the market this three bed, non-standard construction family home offering SPACIOUS LIVING and tastefully presented throughout. To the downstairs accommodation this well proportioned home boasts a welcoming cloakroom leading to a bright and spacious open plan lounge/diner, separate kitchen with an additional snug/ s…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice