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Year 5 disposal
BMV -15%
⊞ View all 24
32/ 100
Weak
8.48% Rent by the room return before costs — verify the rent + comps locally.
Why it works
- Priced below market -15% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
- Monthly profit −£126/mo — mildly negative — equity build may cover
- -1.2% 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.
- 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
−£126/mo
You top up £126/mo
Price vs market
Below market value
-15% vs 12 sold · interior unseen
Return · IRR
-1.2%/yr
Loses money over 5 years
Cash left in
£62K
Stays in after refinancing at value
Price £230KCash to buy £93KReturn before costs on price · Rent by the room 8.48%5-yr return on cash -2%Rent est. £1,250 (£1,091–£1,432)
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: £1,091–£1,432/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£12,200–£22,772 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£126
after mortgage, operating costs & tax
Rent in£1,250/mo gross
£1,202/mo collected · £48/mo lost to voids
Where it goes
£934Mortgage£394Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£934
Costs£394
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price6.52%
Cash return on cash-1.63%
Gross margin£808
Cash needed£93,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 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 | £15,000 | £4,727 | £11,213 | £0 | £0 | -£939 | -£939 |
| Year 2 | £15,450 | £4,869 | £11,213 | £0 | £0 | -£631 | -£1,571 |
| Year 3 | £15,914 | £5,015 | £11,213 | £0 | £0 | -£314 | -£1,885 |
| Year 4 | £16,391 | £5,165 | £11,213 | £0 | £2 | £11 | -£1,874 |
| Year 5 | £16,883 | £5,320 | £11,213 | £0 | £66 | £284 | -£1,590 |
Disposal gain (gross)-£13,626
CGT£0
Net Disposal proceeds£247,590
What we verified
What we verified
50075 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
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
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
HeritageNot stated on the listing
Heritage& planning constraintsCADW 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
Wales uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileFamily let
Tenant profilelikely cohortNP10 8NY · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 13.5 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 · 1012 sqft
£25k–£50k
£ 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£7,084–£13,156
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£11,132–£21,252
Guide rates · UK May 2026
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 history277d on market2 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£240,000 in 2026 → £230,000 asking
-4.2%in 0y
- 2026£240,000+269.2% in 25y
- 2001£65,000+10.2% in 2y
- 1999£59,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent by the room wins — +£351/mo · £307/mo ahead of Council lease (after room-conversion)
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.52% | -£126 | £93,166 | -1.7% | Low | Feasible |
| Housing-benefit rent | 3.38% | -£660 | £93,166 | -38.0% | Med | Feasible |
| Council lease | 6.52% | +£44 | £93,166 | 6.0% | Low | Feasible |
| Refurb & refinance | 6.52% | -£126 | £111,172 | -1.4% | Med | Feasible |
| Short-stay let / Airbnb | 2.19% | -£952 | £93,166 | -61.1% | High | Feasible |
| Buy, improve & sell | 0.00% | -£199 | £267,722 | 3% | Med | Feasible |
| ⭐ Rent by the room | 5.21% * | +£351 | £90,250 | — | — | Feasible |
* Rent by the room shows net yield on cost for the audited HMO conversion deal (post-conversion, after running costs) — not gross like the other rows. Its 5-yr ROI reads “—” because the audited deal is a year-one snapshot; the HMO conversion panel below shows the cash-back / payback horizon.
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% 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
Local lettings demandby strategyLive area data
Short-stay let20% occupancy
£69/night ADR
Based on 6 short-let comps nearby
Rent by the room conversion upside
+£179/mo cash flow vs Rent it out if converted to Rent by the room
12.52% Return before costs on price converted vs 6.52% as-is
£230k → 4-bed HMO @ ~£508/room: £1,997 pcm gross, ~£1,142 pcm net (5.2% net on £263k all-in incl. ~£17k works); needs +1 bathroom
medium confidence
Unlocks ~£6,500/yr extra rent
3 → 4 lettable rooms · ~5.7% gross at max
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 5 habitable rooms (3 beds + 2 reception(s)) in 89 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Newport adopted standard (6.51/11 m²; Newport CC HMO Property Standards (Aug 2025)); adds ~£542/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); Rent Smart Wales registration required; check council additional-licensing scheme; 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 → 4 bed HMO+1 single5.21% net on cost4.67% cash-on-cashuplift 4.21% → 5.65%
+1 bathroom neededWales: planning required for HMO use
Sized to Newport'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 @ £573/mo1× Single @ £480/mo
≈ £1,625/mo gross room income
As-is Rent it out
Monthly profit-£87
Return before costs on price6.52%
Cash needed£69,398
If converted to Rent by the room
Monthly profit+£93
Return before costs on price12.52%
Cash needed£85,398
Δ vs Rent it out Monthly profit+£179
+1 room (4 total)
Monthly profit-£54
Return before costs on price11.30%
Cash needed£95,398
Extra rent+£542/mo
Show conversion detail
Conversion cost estimate
£50,400
Range: £44,100 – £58,800
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£52,444–£96,804full refurb + room split
What's in this cost
- Kitchen£9,000–£18,000
- 1 × bathroom£6,000–£11,000
- Rewire£4,048–£7,084
- Replumb£3,036–£6,072
- Windows£10,120–£18,216
- Paint + decor£8,096–£14,168
- Flooring£12,144–£22,264
Based on 11 HMO comps within 5.1 km
Comparables
sold within 0.5 miWide · CV 14.9%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score70 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedBassaleg SchoolNot applicable · Welsh establishment · NP10 8NF
- Not ratedGreenfields SchoolNot applicable · Welsh establishment · NP10 8AT
- Not ratedPentrepoeth C.P. SchoolNot applicable · Welsh establishment · NP10 8JN
- Not ratedSt Joseph's R.C.High SchoolNot applicable · Welsh establishment · NP10 8XH
- Not ratedThe John Frost SchoolNot applicable · Welsh establishment · NP10 8YD
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£15,000
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,516
Exit costs
Projected sale price (5y · 2%/yr growth)£253,939
Capital gain (pre-CGT)£23,939
Sale costs (~2.5%)£6,348
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-£1,590
Rates as of Oct 2024
Acquisition costs
£93,166cash neededPurchase price£230,000
Deposit (25%)£57,500
Stamp duty+4% higher-rate surcharge£13,250
Refurb£16,266
Legal + survey£1,700
Mortgage fees£4,450
Total cash neededdeposit + costs (loan covers the rest)£93,166
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
We are delighted to present this three-bedroom, semi-detached property for sale in Bassaleg. Located in a wonderful residential location just outside of the city centre, Newport’s top Primary and Secondary schools are within a short walking distance from the property, ideal for a family. Newport City Centre is less than a ten-minute drive, where there are numerous retail stores, restaurants, and bars. Pye Corner train station allows easy access to Cardiff, Bristol, and London…
Floor plans
Nearby active comparables2 rentals · 5 deals
Comparable rentals
NP10 · same beds + typeMedian nearby: £1,250/mo · 2 of 2 already let+£0 vs our est
- Cwm-Dylan Close, Newport, NP10Let3b£1,300/moMay 2026
- Schooner AvenueLet3b£1,200/moMay 2026
Listing metarightmove · Number One Real Estate
About this listing
277 days · RightmovePrice history
5-year price trend
Monthly profit
−£126
Cash needed
£93K
Return after costs
-1.63%
IRR
-1.21%
Listed 277d ago
58, LAUREL ROAD, BASSALEG, NEWPORT, NP10 8NY
✓ Verified address
semi-detached · 3 bed · 1 bath · 1,012 sqft
£230,000
est £1,250 · 6.52% gross
Priced below market
1 / 24
32/100
Marginal
8.48% — verify the rent + comps locally.
Priced below market -15% vs 12 nearby sold (last 12 mo)
Price
£230K
15% below sold comps
Return before costs (best)
8.48%
Rent by the room
Bedrooms
3
1 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: £1,091–£1,432/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £57,500
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 (£12,200–£22,772 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £172,500 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 £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£126
after mortgage, operating costs & tax
Rent in£1,250/mo gross
£1,202/mo collected · £48/mo lost to voids
Where it goes
£934Mortgage£394Costs
Outgoings exceed rent — you top up £126/mo
Mortgage£934
Costs£394
Management£125
Maintenance£67
Insurance£28
CapEx reserve£63
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£126
Returns
Return before costs on price6.52%
Cash return on cash-1.63%
Gross margin£808
Cash needed£93,166
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.29
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context243 active short-lets nearby
Short-let market context
- 243 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Newport · cap £648/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Newport
- LHA monthly cap:
- £648
- Scheme type:
- leasing
- Premium:
- +900% 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 | £15,000 | £4,727 | £11,213 | £0 | £0 | -£939 | -£939 |
| Year 2 | £15,450 | £4,869 | £11,213 | £0 | £0 | -£631 | -£1,571 |
| Year 3 | £15,914 | £5,015 | £11,213 | £0 | £0 | -£314 | -£1,885 |
| Year 4 | £16,391 | £5,165 | £11,213 | £0 | £2 | £11 | -£1,874 |
| Year 5 | £16,883 | £5,320 | £11,213 | £0 | £66 | £284 | -£1,590 |
Rent by the room upside
What we verified
5007
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▾
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
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 14.9%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,243
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£1,590
Acquisition costs
25% deposit£57,500
Stamp duty£13,250
Refurb£16,266
Legal + survey£1,700
Mortgage + broker£4,450
Cash needed£93,166
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
We are delighted to present this three-bedroom, semi-detached property for sale in Bassaleg. Located in a wonderful residential location just outside of the city centre, Newport’s top Primary and Secondary schools are within a short walking distance from the property, ideal for a family. Newport City Centre is less than a ten-minute drive, where there are numerous retail stores, restaurants, and bars. Pye Corner train station allows easy access to Cardiff, Bristol, and London…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice