Skip to main contenthow this is calculated →
Year 5 disposal
⊞ View all 3
60/ 100
Solid
Real 10.20% Rent by the room return before costs with manageable risks.
Why it works
- 7.10% return before costs — above-market
- 10.2% Rent by the room return before costs (net 5.43% after CapEx + bills) — conversion play
Why to be cautious
- Monthly profit −£36/mo — mildly negative — equity build may cover
- -0.2% 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
−£36/mo
You top up £36/mo
Price
£180K
No local sold comps to compare
Return · IRR
-0.2%/yr
Loses money over 5 years
Cash to get in
£77K
Deposit + fees + refurb
Return before costs on price · Rent by the room 10.20%5-yr return on cash 3%Rent est. £1,065 (£1,038–£1,093)
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
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: £1,038–£1,093/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 — £1,100 legal + £600 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
-£36
after mortgage, operating costs & tax
Rent in£1,065/mo gross
£1,024/mo collected · £41/mo lost to voids
Where it goes
£703Mortgage£357Costs
Outgoings exceed rent — you top up £36/mo
Mortgage£703
Costs£357
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£36
Returns
Return before costs on price7.10%
Cash return on cash-0.55%
Gross margin£667
Cash needed£77,290
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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 | £12,780 | £4,279 | £8,438 | £0 | £12 | £52 | £52 |
| Year 2 | £13,163 | £4,407 | £8,438 | £0 | £61 | £258 | £309 |
| Year 3 | £13,558 | £4,540 | £8,438 | £0 | £110 | £471 | £780 |
| Year 4 | £13,965 | £4,676 | £8,438 | £0 | £162 | £690 | £1,470 |
| Year 5 | £14,384 | £4,816 | £8,438 | £0 | £215 | £915 | £2,385 |
Disposal gain (gross)-£14,824
CGT£0
Net Disposal proceeds£193,766
What we verified
What we verified
40074 ok · 0 caution · 0 fail · 7 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
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
Area
Flood riskNo location
Crime riskNo location
SchoolsNo postcode
Investor
Tenant profileUnknown
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
3-bed · 2-bath · 990 sqft
£28k–£56k
£ per sqft
building cost only
£29–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- 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 history270d on marketno cuts yet
Strategy matrix
Rent it out wins — -£36/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.10% | -£36 | £77,290 | 3.1% | Low | Feasible |
| Housing-benefit rent | 6.31% | -£192 | £77,290 | -6.5% | Med | Feasible |
| Council lease | 0.00% | -£894 | £77,290 | -70.3% | Low | Feasible |
| Refurb & refinance | 7.10% | -£36 | £93,006 | 2.6% | Med | Feasible |
| Short-stay let / Airbnb | 9.25% | -£61 | £77,290 | -1.7% | High | Feasible |
| Buy, improve & sell | 0.00% | -£191 | £215,306 | 1% | Med | Feasible |
| Rent by the room | 10.20% | -£828 | £102,000 | -41.8% | — | Feasible |
Short-let (SA) context365 active short-lets nearby
Short-let market context
- 365 active short-let listings in this postcode
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
+£293/mo cash flow vs Rent it out if converted to Rent by the room
16.00% Return before costs on price converted vs 7.10% as-is
£180k → 5-bed HMO @ ~£485/room: £2,344 pcm gross, ~£1,343 pcm net (7.8% net on £207k all-in incl. ~£16k works); GDV ~£179k → refinance releases ~£-1k (~£73k left in)
medium confidence
Unlocks ~£12,240/yr extra rent
3 → 5 lettable rooms
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 6 habitable rooms (3 beds + 3 reception(s)) in 97 m²; convert 2 spare room(s) to bedrooms, keeping one reception as the lounge → up to 5 lettable rooms (0 double, 2 single); sized to Swansea adopted standard (6.5/10.2 m²; Swansea HMO Licensing Policy 2020 App.A Amenity Standards); adds ~£1,020/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)
🔒 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 singles
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)
2× Double @ £531/mo1× Single @ £468/mo
≈ £1,530/mo gross room income
As-is Rent it out
Monthly profit-£42
Return before costs on price7.10%
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+£293
+2 rooms (5 total)
Monthly profit+£339
Return before costs on price17.00%
Cash needed£92,898
Extra rent+£1,020/mo
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£54,690–£102,530full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 2 × bathroom£11,400–£20,900
- 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 20 HMO comps within 2.9 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score70 / 100
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- Not ratedCrwys Primary SchoolNot applicable · Welsh establishment · SA4 3PU
- Not ratedGowerton Primary SchoolNot applicable · Welsh establishment · SA4 3EL
- Not ratedGowerton SchoolNot applicable · Welsh establishment · SA4 3DL
- Not ratedPenclawdd Primary SchoolNot applicable · Welsh establishment · SA4 3FH
- Not ratedYsgol Gyfun GwyrNot applicable · Welsh establishment · SA4 3DB
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£12,780
Section 24 credit£0
Annual tax due£12
Post-tax Monthly profit annual-£440
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£2,385
Rates as of Oct 2024
Acquisition costs
£77,290cash neededPurchase price£180,000
Deposit (25%)£45,000
Stamp duty+5% additional-property surcharge£10,100
Refurb£16,790
Legal + survey£1,700
Mortgage fees£3,700
Total cash neededdeposit + costs (loan covers the rest)£77,290
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A semi detached 3 bedroomed centrally heated house with single-storey extension to rear providing additional ground floor accommodation (additional bedroom and wet room). Pedestrian access to front onto raised lawned garden leading to the front door. Further side access to rear garden which is mostly concreted making it low maintenance. Gated rear access to Pen Y Dre, The property does however, in our opinion, require some limited updating.
Listing metarightmove · Rees Richards and Partners
About this listing
270 days · RightmovePrice history
No price history available.
Monthly profit
−£36
Cash needed
£77K
Return after costs
-0.55%
IRR
-0.19%
Listed 270d ago
3 bedroom semi-detached house for sale
semi-detached · 3 bed · 2 bath
£180,000
est £1,065 · 7.10% gross
60/100
Solid
Real 10.20% — fundamentals work.
7.10% Return before costs — above-market
10.2% Rent by the room Return before costs — conversion play
Price
£180K
Return before costs (best)
10.20%
Rent by the room
Bedrooms
3
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
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: £1,038–£1,093/mo · n=8
Financing
DepositYour cash in — the rest is the mortgage25% · £45,000
Standard 75% LTV for BTL
Mortgage rate5y fixed5.5%
5-year fixed (market average) — 5.50% (as of 2026-05).
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 — £1,100 legal + £600 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
-£36
after mortgage, operating costs & tax
Rent in£1,065/mo gross
£1,024/mo collected · £41/mo lost to voids
Where it goes
£703Mortgage£357Costs
Outgoings exceed rent — you top up £36/mo
Mortgage£703
Costs£357
Management£107
Maintenance£67
Insurance£20
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Tax—
Shortfall−£36
Returns
Return before costs on price7.10%
Cash return on cash-0.55%
Gross margin£667
Cash needed£77,290
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.40
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
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 | £12,780 | £4,279 | £8,438 | £0 | £12 | £52 | £52 |
| Year 2 | £13,163 | £4,407 | £8,438 | £0 | £61 | £258 | £309 |
| Year 3 | £13,558 | £4,540 | £8,438 | £0 | £110 | £471 | £780 |
| Year 4 | £13,965 | £4,676 | £8,438 | £0 | £162 | £690 | £1,470 |
| Year 5 | £14,384 | £4,816 | £8,438 | £0 | £215 | £915 | £2,385 |
Rent by the room upside
What we verified
4005
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 · monthlyNo location
SchoolsGIAS · OfstedNo postcode
FloodEA Flood Map · England onlyNo location
Investor profile▾
Tenant profileBeds + postcode heuristicUnknown
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 miLoading nearby sold…
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,688
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£2,385
Acquisition costs
25% deposit£45,000
Stamp duty£10,100
Refurb£16,790
Legal + survey£1,700
Mortgage + broker£3,700
Cash needed£77,290
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 semi detached 3 bedroomed centrally heated house with single-storey extension to rear providing additional ground floor accommodation (additional bedroom and wet room). Pedestrian access to front onto raised lawned garden leading to the front door. Further side access to rear garden which is mostly concreted making it low maintenance. Gated rear access to Pen Y Dre, The property does however, in our opinion, require some limited updating.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice