Skip to main contenthow this is calculated →
Year 5 disposal
BMV -16%
⊞ View all 17
38/ 100
Weak
10.60% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.48% return before costs — above-market
- 10.6% Rent by the room return before costs (net 5.57% after CapEx + bills) — conversion play
- Priced below market -16% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£222/mo — significantly negative — real recurring drain
- -3.4% 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.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£222/mo
You top up £222/mo
Price vs market
Below market value
-16% vs 12 sold · interior unseen
Return · IRR
-3.4%/yr
Loses money over 5 years
Cash left in
£50K
Stays in after refinancing at value
Price £165KCash to buy £73KReturn before costs on price · Rent by the room 10.60%5-yr return on cash -13%Rent est. £1,028 (£951–£1,111)
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: £951–£1,111/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£222
after mortgage, operating costs & tax
Rent in£1,028/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£540Costs
Outgoings exceed rent — you top up £222/mo
Mortgage£670
Costs£540
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£222
Returns
Return before costs on price7.48%
Cash return on cash-3.67%
Gross margin£449
Cash needed£72,565
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
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 | £12,336 | £6,477 | £8,044 | £0 | £0 | -£2,185 | -£2,185 |
| Year 2 | £12,706 | £6,672 | £8,044 | £0 | £0 | -£2,009 | -£4,195 |
| Year 3 | £13,087 | £6,872 | £8,044 | £0 | £0 | -£1,828 | -£6,023 |
| Year 4 | £13,480 | £7,078 | £8,044 | £0 | £0 | -£1,642 | -£7,665 |
| Year 5 | £13,884 | £7,290 | £8,044 | £0 | £0 | -£1,450 | -£9,115 |
Disposal gain (gross)-£15,221
CGT£0
Net Disposal proceeds£177,619
What we verified
What we verified
42064 ok · 2 caution · 0 fail · 6 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
Rent by the room restriction
C3 to C4 conversion
Unknown
Confidence
low
Source
No LPA data for this prefix
⚠️ Selective Licensing in scope
Selective — Brinsworth
Rates as of May 2026
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
Address-matched (ground truth)Band C
MEES 2030 compliance
C required for new tenancies
PASS
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 cohortS60 5BS · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Sheffield Hallam · 6.8 km
Reason
3-bed house in a suburban area — family-let demand dominates; check local school catchment ratings.
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 · 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
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 history310d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£110,000 in 2015 → £165,000 asking
+50.0%in 11y
- 2015£110,000—
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 — -£176/mo · £33/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.48% | -£222 | £72,565 | -12.6% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£643 | £72,565 | -49.3% | Med | Feasible |
| ⭐ Council lease | 7.48% | -£176 | £72,565 | -12.0% | Low | Feasible |
| Refurb & refinance | 7.48% | -£209 | £87,531 | -9.5% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £199,556 | -0% | Med | Feasible |
| Rent by the room | 10.60% | -£1,015 | £98,565 | -55.8% | — | Feasible |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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
+£311/mo cash flow vs Rent it out if converted to Rent by the room
17.45% Return before costs on price converted vs 7.48% as-is
Room mix (3 lettable rooms)
1× Double @ £510/mo1× Single @ £423/mo1× En-suite @ £524/mo
≈ £1,457/mo gross room income
As-is Rent it out
Monthly profit-£13
Return before costs on price7.48%
Cash needed£53,148
If converted to Rent by the room
Monthly profit+£298
Return before costs on price17.45%
Cash needed£69,148
Δ vs Rent it out Monthly profit+£311
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,693–£99,000full refurb + room split
⚠️ Capped at 60% of £165,000 asking (£99,000). Raw model: £55,700–£102,700. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,676–£17,352
- 1 × bathroom£5,784–£10,604
- Rewire£4,241–£7,423
- Replumb£3,181–£6,362
- Windows£10,604–£19,087
- Paint + decor£8,483–£14,845
- Flooring£12,724–£23,328
Based on 95 HMO comps within 4.0 km
Comparables
sold within 0.5 miWide · CV 18.7%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
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£12,336
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,660
Exit costs
Projected sale price (5y · 2%/yr growth)£182,173
Capital gain (pre-CGT)£17,173
Sale costs (~2.5%)£4,554
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-£9,115
Rates as of Oct 2024
Acquisition costs
£72,565cash neededPurchase price£165,000
Deposit (25%)£41,250
Stamp duty+5% additional-property surcharge£9,050
Refurb£16,790
Legal + survey£2,000
Mortgage fees£3,475
Total cash neededdeposit + costs (loan covers the rest)£72,565
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PUBLIC NOTICE
DATE OF PUBLIC NOTICE: 14 / 05 / 2026
75 Brinsworth Lane, Brinsworth, Rotherham, S60 5BS
We advise that an offer has been made for the above property in the sum of £160,000.00
Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts.
Martin & Co 5A Worry Goose Lane, Rotherham, S60 4AA Tel:
Set in the heart of Brinsworth, this extended semi-detached home sits in a convenient spot for anyone…
Floor plans
Nearby active comparables1 rental · 5 deals
Comparable rentals
S60 · same beds + typeMedian nearby: £1,300/mo · 1 of 1 already let+£272 vs our est
- Broom Drive, Rotherham, S60Let3b£1,300/moMay 2026
Listing metarightmove · Martin & Co
About this listing
310 days · RightmovePrice history
5-year price trend
Monthly profit
−£222
Cash needed
£73K
Return after costs
-3.67%
IRR
-3.44%
Listed 310d ago
75, BRINSWORTH LANE, BRINSWORTH, ROTHERHAM, S60 5BS
semi-detached · 3 bed · 1 bath · 700 sqft (EPC)
£165,000
est £1,028 · 7.48% gross
EPC C
Priced below market
1 / 17
38/100
Marginal
10.60% Rent by the room strategy — market rent unverified, verify locally.
Priced below market -16% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.48% Return before costs — above-market
10.6% Rent by the room Return before costs — conversion play
Price
£165K
16% below sold comps
Return before costs (best)
10.60%
Rent by the room
Bedrooms
3
1 bath
Energy rating
C
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: £951–£1,111/mo · n=25
Financing
DepositYour cash in — the rest is the mortgage25% · £41,250
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £123,750 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£222
after mortgage, operating costs & tax
Rent in£1,028/mo gross
£988/mo collected · £40/mo lost to voids
Where it goes
£670Mortgage£540Costs
Outgoings exceed rent — you top up £222/mo
Mortgage£670
Costs£540
Management£103
Maintenance£67
Insurance£20
CapEx reserve£51
Voids + council tax£6
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£222
Returns
Return before costs on price7.48%
Cash return on cash-3.67%
Gross margin£449
Cash needed£72,565
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.47
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £549/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £549
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- 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 | £12,336 | £6,477 | £8,044 | £0 | £0 | -£2,185 | -£2,185 |
| Year 2 | £12,706 | £6,672 | £8,044 | £0 | £0 | -£2,009 | -£4,195 |
| Year 3 | £13,087 | £6,872 | £8,044 | £0 | £0 | -£1,828 | -£6,023 |
| Year 4 | £13,480 | £7,078 | £8,044 | £0 | £0 | -£1,642 | -£7,665 |
| Year 5 | £13,884 | £7,290 | £8,044 | £0 | £0 | -£1,450 | -£9,115 |
Rent by the room upside
What we verified
5106
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▾
EPCEnergy efficiency ratingC
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 18.7%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,609
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£9,115
Acquisition costs
25% deposit£41,250
Stamp duty£9,050
Refurb£16,790
Legal + survey£2,000
Mortgage + broker£3,475
Cash needed£72,565
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
PUBLIC NOTICE
DATE OF PUBLIC NOTICE: 14 / 05 / 2026
75 Brinsworth Lane, Brinsworth, Rotherham, S60 5BS
We advise that an offer has been made for the above property in the sum of £160,000.00
Any persons wishing to increase on this offer should notify the agents of their best offer prior to exchange of contracts.
Martin & Co 5A Worry Goose Lane, Rotherham, S60 4AA Tel:
Set in the heart of Brinsworth, this extended semi-detached home sits in a convenient spot for anyone…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice