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Year 5 disposal
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20/ 100
Weak
6.91% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£198/mo — mildly negative — equity build may cover
- -2.0% 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
−£198/mo
You top up £198/mo
Price
£280K
No local sold comps to compare
Return · IRR
-2.0%/yr
Loses money over 5 years
Cash to get in
£112K
Deposit + fees + refurb
Return before costs on price · Rent by the room 6.91%5-yr return on cash -4%Rent est. £1,390 (£1,347–£1,434)
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: £1,347–£1,434/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£198
after mortgage, operating costs & tax
Rent in£1,390/mo gross
£1,337/mo collected · £53/mo lost to voids
Where it goes
£1,138Mortgage£397Costs
Outgoings exceed rent — you top up £198/mo
Mortgage£1,138
Costs£397
Management£139
Maintenance£50
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£198
Returns
Return before costs on price5.96%
Cash return on cash-2.12%
Gross margin£939
Cash needed£112,090
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
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 | £16,680 | £4,766 | £13,650 | £0 | £0 | -£1,736 | -£1,736 |
| Year 2 | £17,180 | £4,909 | £13,650 | £0 | £0 | -£1,379 | -£3,115 |
| Year 3 | £17,696 | £5,056 | £13,650 | £0 | £0 | -£1,010 | -£4,125 |
| Year 4 | £18,227 | £5,208 | £13,650 | £0 | £0 | -£631 | -£4,756 |
| Year 5 | £18,773 | £5,364 | £13,650 | £0 | £0 | -£241 | -£4,997 |
Disposal gain (gross)-£15,476
CGT£0
Net Disposal proceeds£301,414
What we verified
What we verified
60066 ok · 0 caution · 0 fail · 6 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
Conversion approvability
Per-property planning assessment
Likely approvable70% likely
Confidence: low
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 70% (137 decisions)
- NOTE: council HMO concentration policy not curated — the modal English policy (10% within 100m) is shown as an indication, not this council's adopted threshold
- 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 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
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 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 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 cohortSA2 0JB · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
Cardiff University · 56.7 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 history271d on market3 price changes
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£280,000 in 2026 → £280,000 asking
0.0%in 0y
- 2026£280,000+47.4% in 11y
- 2015£190,000+2.7% in 10y
- 2005£185,000+158.4% in 4y
- 2001£71,600—
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 — +£335/mo · £334/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 | 5.96% | -£198 | £112,090 | -4.5% | Low | Feasible |
| Housing-benefit rent | 2.56% | -£882 | £112,090 | -43.8% | Med | Feasible |
| Council lease | 5.96% | +£1 | £112,090 | 3.1% | Low | Feasible |
| Refurb & refinance | 5.96% | -£198 | £132,806 | -3.8% | Med | Feasible |
| Short-stay let / Airbnb | 5.95% | -£573 | £112,090 | -28.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £323,606 | 4% | Med | Feasible |
| ⭐ Rent by the room | 4.93% * | +£335 | £105,950 | — | — | 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) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- 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
Local lettings demandby strategyLive area data
Short-stay let25% occupancy
£183/night ADR
Based on 9 short-let comps nearby
Rent by the room conversion upside
+£88/mo cash flow vs Rent it out if converted to Rent by the room
10.29% Return before costs on price converted vs 5.96% as-is
£280k → 5-bed HMO @ ~£486/room: £2,266 pcm gross, ~£1,297 pcm net (4.9% net on £316k all-in incl. ~£16k works); GDV ~£173k → refinance releases ~£-80k (~£186k left in)
high confidence
Unlocks ~£12,904/yr extra rent
3 → 5 lettable rooms · ~5.7% gross at max
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 6 habitable rooms (3 beds + 3 reception(s)) in 145 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms; sized to Swansea adopted standard (6.5/10.2 m²; Swansea HMO Licensing Policy 2020 App.A Amenity Standards); adds ~£1,075/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted); HMO licence: mandatory in Wales only for 3-storey 5+ person HMOs; additional-licensing schemes are common — confirm with the council. Rent Smart Wales registration required; Wales: planning permission required for HMO change of use (no C3→C4 permitted development); Article 4 — planning permission needed
🔒 Room-add markup · Pro
Pro members see the floorplan with every convertible room outlined in green. Verify room sizes before offering.
3 → 5 bed HMO+2 singles4.93% net on cost3.79% cash-on-cashuplift 3.37% → 5.68%
💷 Refinance could release ~-£80,268
Wales: planning required for HMO use
Sized to Swansea'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)
1× Double @ £534/mo1× Single @ £476/mo1× En-suite @ £603/mo
≈ £1,613/mo gross room income
As-is Rent it out
Monthly profit-£169
Return before costs on price5.96%
Cash needed£81,898
If converted to Rent by the room
Monthly profit-£81
Return before costs on price10.29%
Cash needed£97,898
Δ vs Rent it out Monthly profit+£88
+2 rooms (5 total)
Monthly profit+£103
Return before costs on price11.52%
Cash needed£117,898
Extra rent+£1,075/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
Planning approval likelihood
Likely approvable · 70% likely
low confidence
- Article 4 direction applies — planning permission required for C3->C4 HMO
- no known HMOs within 100m (below threshold)
- local council HMO approval rate 70% (137 decisions)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
£48,990–£92,080full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£3,960–£6,930
- Replumb£2,970–£5,940
- Windows£9,900–£17,820
- Paint + decor£6,930–£12,870
- Flooring£10,890–£20,790
Based on 2330 HMO comps within 2.1 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Swansea HMO Article 4 — Uplands (ward approximation)
≈0.0% within 100 m vs 10% policy
Council HMO policy not curated — assessed against a 10% / 100 m default; a low/absent count reflects register coverage, not zero nearby HMOs.
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Not ratedBrynmill Primary SchoolNot applicable · Welsh establishment · SA2 0BU
- Not ratedDylan Thomas Community SchoolNot applicable · Welsh establishment · SA2 0FR
- Not ratedMaes DerwNot applicable · Welsh establishment · SA2 0FH
- Not ratedY.G.G. Bryn-Y-MorNot applicable · Welsh establishment · SA2 0BP
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£16,680
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,378
Exit costs
Projected sale price (5y · 2%/yr growth)£309,143
Capital gain (pre-CGT)£29,143
Sale costs (~2.5%)£7,729
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-£4,997
Rates as of Oct 2024
Acquisition costs
£112,090cash neededPurchase price£280,000
Deposit (25%)£70,000
Stamp duty+4% higher-rate surcharge£17,950
Refurb£16,790
Legal + survey£2,150
Mortgage fees£5,200
Total cash neededdeposit + costs (loan covers the rest)£112,090
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A well-proportioned and inviting three bedroom mid-terraced property ideally situated on Pantygwydr in the sought-after Uplands area of Swansea. This traditional home offers comfortable family accommodation with original features throughout. It is close to Singleton & Brynmill park, two primary schools, local shops, transport links and the vibrant Uplands community.
On the ground floor, the property features two reception rooms, ideal for both formal living and everyday fami…
Floor plans
Listing metarightmove · Yopa
About this listing
271 days · RightmovePrice history
5-year price trend
Monthly profit
−£198
Cash needed
£112K
Return after costs
-2.12%
IRR
-2.02%
Listed 271d ago
9, PANTYGWYDR ROAD, UPLANDS, SWANSEA, SA2 0JB
✓ Verified address
terraced · 3 bed · 1 bath · 1,561 sqft (EPC)
£280,000
est £1,390 · 5.96% gross
EPC C
1 / 18
20/100
Marginal
6.91% Rent by the room strategy — market rent unverified, verify locally.
5.96% Return before costs — around the area average for this property type.
Monthly profit −£198/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£280K
Return before costs (best)
6.91%
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: £1,347–£1,434/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £70,000
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 (£12,593–£23,506 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,400 legal + £750 survey
Mortgage fees (£)
2% product fee on £210,000 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 £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£198
after mortgage, operating costs & tax
Rent in£1,390/mo gross
£1,337/mo collected · £53/mo lost to voids
Where it goes
£1,138Mortgage£397Costs
Outgoings exceed rent — you top up £198/mo
Mortgage£1,138
Costs£397
Management£139
Maintenance£50
Insurance£28
CapEx reserve£70
Voids + council tax£7
Ltd co. accounts£104
Tax—
Shortfall−£198
Returns
Return before costs on price5.96%
Cash return on cash-2.12%
Gross margin£939
Cash needed£112,090
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.17
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Swansea · cap £598/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Swansea
- LHA monthly cap:
- £598
- Scheme type:
- leasing
- 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 | £16,680 | £4,766 | £13,650 | £0 | £0 | -£1,736 | -£1,736 |
| Year 2 | £17,180 | £4,909 | £13,650 | £0 | £0 | -£1,379 | -£3,115 |
| Year 3 | £17,696 | £5,056 | £13,650 | £0 | £0 | -£1,010 | -£4,125 |
| Year 4 | £18,227 | £5,208 | £13,650 | £0 | £0 | -£631 | -£4,756 |
| Year 5 | £18,773 | £5,364 | £13,650 | £0 | £0 | -£241 | -£4,997 |
Rent by the room upside
What we verified
6006
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▾
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 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,730
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£4,997
Acquisition costs
25% deposit£70,000
Stamp duty£17,950
Refurb£16,790
Legal + survey£2,150
Mortgage + broker£5,200
Cash needed£112,090
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
A well-proportioned and inviting three bedroom mid-terraced property ideally situated on Pantygwydr in the sought-after Uplands area of Swansea. This traditional home offers comfortable family accommodation with original features throughout. It is close to Singleton & Brynmill park, two primary schools, local shops, transport links and the vibrant Uplands community.
On the ground floor, the property features two reception rooms, ideal for both formal living and everyday fami…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice