Skip to main contenthow this is calculated →
Year 5 disposal
BMV -31%
⊞ View all 13
84/ 100
Strong
Strong investment fundamentals.
Why it works
- Monthly profit +£380/mo from completion — the no.1 reason to invest
- 13.09% return before costs — above-market
- 12.7% Rent by the room return before costs (net 5.64% after CapEx + bills) — conversion play
- Priced below market -31% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- 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
+£380/mo
Pays you every month, net of costs
Price vs market
Below market value
-31% vs 12 sold · interior unseen
Return · IRR
6.7%/yr
Modest annualised return
Cash left in
£15K
Stays in after refinancing at value
Price £180KCash to buy £76KReturn before costs on price 13.09%5-yr return on cash 40%Rent est. £1,964 (£1,919–£2,010)
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: £1,919–£2,010/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
+£380
after mortgage, operating costs & tax
Rent in£1,964/mo gross
£1,888/mo collected · £76/mo lost to voids
Where it goes
£731Mortgage£688Costs£380Your profit
£380/mo left as profit · 20% of rent kept
Mortgage£731
Costs£688
Management£196
Maintenance£67
Insurance£20
CapEx reserve£98
Voids + council tax£10
Service charge + ground rent£192
Ltd co. accounts£104
Tax£89
Profit+£380
Returns
Return before costs on price13.09%
Cash return on cash6.01%
Gross margin£1,201
Cash needed£75,911
Monthly profit payback16y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.58
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 | £23,568 | £8,255 | £8,775 | £0 | £1,242 | £5,296 | £5,296 |
| Year 2 | £24,275 | £8,502 | £8,775 | £0 | £1,330 | £5,668 | £10,964 |
| Year 3 | £25,003 | £8,757 | £8,775 | £0 | £1,419 | £6,052 | £17,016 |
| Year 4 | £25,753 | £9,020 | £8,775 | £0 | £1,512 | £6,446 | £23,462 |
| Year 5 | £26,526 | £9,291 | £8,775 | £0 | £1,607 | £6,853 | £30,315 |
Disposal gain (gross)-£13,445
CGT£0
Net Disposal proceeds£193,766
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 approvable71% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 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 40 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 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
Lender impact
-1th 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 cohortSO14 7EA · 3 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Southampton · 3.5 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 · 3-bath · 990 sqft
£32k–£62k
£ per sqft
building cost only
£32–£63
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 3 × bathroom · Full strip + retile£9,975–£19,950
- 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 history311d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£169,000 in 2014 → £180,000 asking
+6.5%in 12y
- 2014£169,000-3.4% in 4y
- 2010£175,000-2.8% in 3y
- 2007£180,000+2.9% in 3y
- 2004£175,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Council lease wins — +£609/mo · £228/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 13.09% | +£380 | £75,911 | 39.9% | Low | Feasible |
| Housing-benefit rent | 7.15% | -£327 | £75,911 | -17.0% | Med | Feasible |
| ⭐ Council lease | 13.09% | +£609 | £75,911 | 54.0% | Low | Feasible |
| Refurb & refinance | 13.09% | +£380 | £90,955 | 33.3% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£383 | £213,255 | 1% | Med | Feasible |
| Rent by the room | 12.66% | -£1,156 | £101,911 | -60.4% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
Rent by the room conversion upside
-£306/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 13.09% as-is
Room mix (3 lettable rooms)
1× Double @ £650/mo1× Single @ £524/mo1× En-suite @ £724/mo
≈ £1,899/mo gross room income
As-is Rent it out
Monthly profit+£557
Return before costs on price13.09%
Cash needed£56,898
If converted to Rent by the room
Monthly profit+£251
Return before costs on price16.00%
Cash needed£72,898
Δ vs Rent it out Monthly profit-£306
Show conversion detail
Conversion cost estimate
£40,000
Range: £34,000 – £48,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 71% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 40m (below threshold)
- local council HMO approval rate 71% (187 decisions)
≈0.0% within 40 m vs 10% policy
£57,728–£108,000full refurb + room split
⚠️ Capped at 60% of £180,000 asking (£108,000). Raw model: £60,390–£112,980. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,259–£16,518
- 3 × bathroom£16,346–£29,968
- Rewire£3,785–£6,625
- Replumb£2,839–£5,678
- Windows£9,464–£17,035
- Paint + decor£6,625–£12,303
- Flooring£10,410–£19,874
Based on 3335 HMO comps within 638 m
Comparables
sold within 0.5 miWide · CV 22.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Southampton City-wide HMO Article 4
≈0.0% within 40 m vs 10% policy
Tax treatment
Annual gross rent£23,568
Section 24 credit£0
Annual tax due£1,242
Post-tax Monthly profit annual£4,390
Exit costs
Projected sale price (5y · 2%/yr growth)£198,735
Capital gain (pre-CGT)£18,735
Sale costs (~2.5%)£4,968
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£30,315
Rates as of Oct 2024
Acquisition costs
£75,911cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£15,111
Legal + survey£2,000
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£75,911
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Austin & Wyatt are delighted to present this spacious three-bedroom basement flat, located in the heart of Southampton City Centre.
This well-proportioned property offers three generous bedrooms, including a master bedroom with en-suite, making it ideal for shared living. A separate bathroom and additional WC providing extra convenience for multiple occupants.
The flat boasts a large kitchen-diner, perfect for hosting or everyday family use, along with a separate living roo…
Floor plans
Nearby active comparables15 rentals · 5 deals
Comparable rentals
SO14 · same beds + typeMedian nearby: £1,550/mo · 15 of 15 already let-£414 vs our est
- Ocean Way, Southampton, SO14Let3b£2,700/moMay 2026
- Cranbury Avenue,SouthamptonLet3b£1,350/moMay 2026
- The Hawkins Tower, Admirals Quay, Oce…Let3b£2,950/moMay 2026
- The CorranadesLet3b£1,550/moMay 2026
- The CarronadesLet3b£1,550/moMay 2026
- Bellevue Terrace, Southampton, SO14Let3b£1,575/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Alma Road, SouthamptonLet3b£1,500/moDec 2025
- Denzil Avenue, Southampton, Hampshire…Let3b£1,100/moMay 2026
- New Road, Southampton SO14Let3b£1,550/moMay 2026
- Oxford Street, Southampton, Hampshire…Let3b£1,350/moDec 2025
- Charter House, Canute Road, Southampt…Let3b£2,500/moJun 2025
- 128 Bevois Valley Road, Portswood, So…Let3b£1,250/moJun 2025
- York Close, Southampton SO14Let3b£1,200/moJun 2025
- High Street, Southampton SO14Let3b£1,850/moJun 2025
Listing metarightmove · Austin & Wyatt
About this listing
311 days · RightmovePrice history
5-year price trend
Monthly profit
+£380
Cash needed
£76K
Return after costs
6.01%
IRR
6.66%
Listed 311d ago
Portland Terrace, SOUTHAMPTON, Hampshire, SO14
flat · 3 bed · 3 bath
£180,000
est £1,964 · 13.09% gross
Priced below market
1 / 13
84/100
Strong
Real 13.09% — fundamentals work.
Priced below market -31% vs 12 nearby sold (last 12 mo)
Monthly profit +£380/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
13.09% Return before costs — above-market
12.7% Rent by the room Return before costs — conversion play
Price
£180K
31% below sold comps
Return before costs
13.09%
est rent £1,964/mo6 comps within 1 kmRange £1,919–£2,010/mo (Q1–Q3)
Bedrooms
3
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: £1,919–£2,010/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
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 (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £135,000 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
+£380
after mortgage, operating costs & tax
Rent in£1,964/mo gross
£1,888/mo collected · £76/mo lost to voids
Where it goes
£731Mortgage£688Costs£380Your profit
£380/mo left as profit · 20% of rent kept
Mortgage£731
Costs£688
Management£196
Maintenance£67
Insurance£20
CapEx reserve£98
Voids + council tax£10
Service charge + ground rent£192
Ltd co. accounts£104
Tax£89
Profit+£380
Returns
Return before costs on price13.09%
Cash return on cash6.01%
Gross margin£1,201
Cash needed£75,911
Monthly profit payback16y 8m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress2.58
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Southampton · cap £1,072/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Southampton
- LHA monthly cap:
- £1,072
- Scheme type:
- PSL
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £23,568 | £8,255 | £8,775 | £0 | £1,242 | £5,296 | £5,296 |
| Year 2 | £24,275 | £8,502 | £8,775 | £0 | £1,330 | £5,668 | £10,964 |
| Year 3 | £25,003 | £8,757 | £8,775 | £0 | £1,419 | £6,052 | £17,016 |
| Year 4 | £25,753 | £9,020 | £8,775 | £0 | £1,512 | £6,446 | £23,462 |
| Year 5 | £26,526 | £9,291 | £8,775 | £0 | £1,607 | £6,853 | £30,315 |
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£2,000/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 22.5%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,755
Annual rental tax£1,070
CGT yr 5£0 · company level
5y net total£30,315
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£15,111
Legal + survey£2,000
Mortgage + broker£3,700
Cash needed£75,911
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
Austin & Wyatt are delighted to present this spacious three-bedroom basement flat, located in the heart of Southampton City Centre.
This well-proportioned property offers three generous bedrooms, including a master bedroom with en-suite, making it ideal for shared living. A separate bathroom and additional WC providing extra convenience for multiple occupants.
The flat boasts a large kitchen-diner, perfect for hosting or everyday family use, along with a separate living roo…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice