29.14% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£239/mo from completion — the no.1 reason to invest
15.09% return before costs — above-market
29.1% Rent by the room return before costs (net 12.96% after CapEx + bills) — conversion play
Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
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
+£239/mo
Pays you every month, net of costs
Price
£80K
No local sold comps to compare
Return · IRR
4.6%/yr
Modest annualised return
Cash to get in
£76K
Deposit + fees + refurb
Return before costson price · Rent by the room29.14%5-yr return on cash 24%Rent est. £1,006 (£939–£1,078)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £939–£1,078/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £80,000 asking (£48,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£239/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
15.09%
+£239
£75,900
24.0%
Low
Feasible
Housing-benefit rent
8.89%
-£80
£75,900
-1.3%
Med
Feasible
Council lease
0.00%
-£516
£75,900
-41.7%
Low
Feasible
Refurb & refinance
15.09%
+£239
£95,900
19.0%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£149,700
-35%
Med
Feasible
Rent by the room
29.14%
-£330
£105,900
-9.7%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£323/mo cash flow vs Rent it out if converted to Rent by the room
36.00% Return before costs on price converted vs 15.09% as-is
Room mix (3 lettable rooms)
3× Double @ £648/mo
≈ £1,943/mo gross room income
As-is Rent it out
Monthly profit+£244
Return before costson price15.09%
Cash needed£31,898
If converted to Rent by the room
Monthly profit+£567
Return before costson price36.00%
Cash needed£47,898
Δ vs Rent it outMonthly profit+£323
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£25,538–£48,000full refurb + room split
⚠️ Capped at 60% of £80,000 asking (£48,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
Kitchen£4,504–£9,008
1 × bathroom£2,971–£5,447
Rewire£2,064–£3,613
Replumb£1,548–£3,096
Windows£5,161–£9,289
Paint + decor£3,613–£6,709
Flooring£5,677–£10,838
Based on 999 HMO comps within 2.1 km
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & area intelligence
Transport 100 / 100
Loading map…
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
Chesterton Primary School
Primary · Academy converter · ST5 7NT
Good
Crackley Bank Primary School
Primary · Academy converter · ST5 7BE
Good
Chesterton Community Sports College
Secondary · Academy converter · ST5 7LP
Good
Churchfields Primary School
Primary · Academy sponsor led · ST5 7HY
Not rated
St Chad's CofE (C) Primary School
Primary · Voluntary controlled school · ST5 7AB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,778/yr kept
Annual gross rent£12,072
Section 24 credit£0
Annual tax due£760
Post-tax Monthly profitannual£2,778
Exit costs
£18,188 after CGT
Projected sale price (5y · 2%/yr growth)£88,326
Capital gain (pre-CGT)£8,326
Sale costs (~2.5%)£2,208
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 profitafter CGT£18,188
Rates as of Oct 2024
Acquisition costs
£75,900cash needed
Purchase price£80,000
Deposit (25%)£20,000
Stamp duty+5% additional-property surcharge£4,000
Refurb£48,000
Legal + survey£1,700
Mortgage fees£2,200
Total cash neededdeposit + costs (loan covers the rest)£75,900
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This deceptively spacious three bedroom (non traditional-BISF) semi detached property occupies a generous plot within a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, porch, cloakroom w/c, three bedrooms and a wet room. Gas central heating and upvc…
29.14%Rent by the room strategy — market rent unverified, verify locally.
Monthly profit+£239/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
15.09% Return before costs — above-market
29.1% Rent by the roomReturn before costs — conversion play
Price
£80K
Return before costs (best)
29.14%
Rent by the room
Bedrooms
3
1 bath
Energy rating
—
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £939–£1,078/mo · n=17
Financing
DepositYour cash in — the rest is the mortgage25% · £20,000
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Capped at 60% of £80,000 asking (£48,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £60,000 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Staffordshire North · cap £593/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Staffordshire North
LHA monthly cap:
£593
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
£12,072
£4,170
£3,900
£0
£760
£3,242
£3,242
Year 2
£12,434
£4,295
£3,900
£0
£805
£3,434
£6,676
Year 3
£12,807
£4,424
£3,900
£0
£852
£3,631
£10,308
Year 4
£13,191
£4,556
£3,900
£0
£900
£3,835
£14,143
Year 5
£13,587
£4,693
£3,900
£0
£949
£4,045
£18,188
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£30,000
If converted
Gross / mo£1,943
Gross Rent by the room yield29.14%
What we verified
12 total
5007
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
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
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Loading nearby sold…
Location & transport
Score 100/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£780
Annual rental tax£672
CGT yr 5£0 · company level
5y net total£18,188
Acquisition costs
£76K
25% deposit£20,000
Stamp duty£4,000
Refurb£48,000
Legal + survey£1,700
Mortgage + broker£2,200
Cash needed£75,900
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
PROPERTYDESCRIPTION INVESTMENT OPPORTUNITY, MODERNISATION REQUIRED, CASH BUYERS PREFERRED.
This deceptively spacious three bedroom (non traditional-BISF) semi detached property occupies a generous plot within a popular residential location offering easy access to local amenities, schools, commuter and transport networks. The accommodation comprises, entrance hall, lounge, dining room, kitchen, porch, cloakroom w/c, three bedrooms and a wet room. Gas central heating and upvc…