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Year 5 disposal
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38/ 100
Weak
9.87% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.61% return before costs — above-market
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
Why to be cautious
- EPC D — must hit C by 2030 (~£3,000–£7,000)
- 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
+£58/mo
Barely breaks even each month
Price
£240K
No local sold comps to compare
Return · IRR
1.1%/yr
Modest annualised return
Cash to get in
£169K
Deposit + fees + refurb
Return before costs on price · Rent by the room 9.87%5-yr return on cash 6%Rent est. £1,522 (£1,360–£1,703)
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: £1,360–£1,703/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£66,447–£124,034 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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
+£58
after mortgage, operating costs & tax
Rent in£1,522/mo gross
£1,463/mo collected · £59/mo lost to voids
Where it goes
£975Mortgage£417Costs
£58/mo left as profit · 4% of rent kept
Mortgage£975
Costs£417
Management£152
Maintenance£50
Insurance£28
CapEx reserve£76
Voids + council tax£7
Ltd co. accounts£104
Tax£14
Profit+£58
Returns
Return before costs on price7.61%
Cash return on cash0.41%
Gross margin£1,046
Cash needed£169,196
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
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 | £18,264 | £5,007 | £11,700 | £0 | £296 | £1,261 | £1,261 |
| Year 2 | £18,812 | £5,157 | £11,700 | £0 | £371 | £1,584 | £2,846 |
| Year 3 | £19,376 | £5,312 | £11,700 | £0 | £449 | £1,916 | £4,761 |
| Year 4 | £19,958 | £5,471 | £11,700 | £0 | £529 | £2,258 | £7,019 |
| Year 5 | £20,556 | £5,635 | £11,700 | £0 | £612 | £2,609 | £9,628 |
Disposal gain (gross)-£86,241
CGT£0
Net Disposal proceeds£258,355
What we verified
What we verified
51065 ok · 1 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
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 ratingD
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand D
MEES 2030 compliance
C required for new tenancies
FAIL
Upgrade to C
estimated cost
£3k–£7k
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 cohortEX1 2SP · 3 bed
Primary profile
Family let
Nearest university
for student-let assessment
University of Exeter · 2.4 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 · 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
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 history248d on market1 price change
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£220,000 in 2021 → £240,000 asking
+9.1%in 5y
- 2021£220,000+203.4% in 20y
- 2001£72,500—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Short-stay let / Airbnb wins — +£1,551/mo · £1,014/mo ahead of Rent by the room
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 7.61% | +£58 | £169,196 | 5.7% | Low | Feasible |
| Housing-benefit rent | 4.74% | -£458 | £169,196 | -12.3% | Med | Feasible |
| Council lease | 4.74% | -£258 | £169,196 | -7.6% | Low | Feasible |
| Refurb & refinance | 7.61% | +£58 | £216,634 | 4.4% | Med | Feasible |
| ⭐ Short-stay let / Airbnb | 26.21% | +£1,551 | £169,196 | 60.3% | High | Feasible |
| Buy, improve & sell | 0.00% | -£182 | £380,034 | -23% | Med | Feasible |
| Rent by the room | 6.13% * | +£537 | £86,871 | — | — | 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) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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 let64% occupancy
£268/night ADR
Based on 4 short-let comps nearby
Rent by the room conversion upside
-£16/mo cash flow vs Rent it out if converted to Rent by the room
12.00% Return before costs on price converted vs 7.61% as-is
£240k → 4-bed HMO @ ~£611/room: £2,380 pcm gross, ~£1,362 pcm net (6.1% net on £267k all-in incl. ~£10k works)
medium confidence
Unlocks ~£7,892/yr extra rent
3 → 4 lettable rooms · ~6.7% 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 74 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Exeter adopted standard (6.51/11 m²; Standards in HMO's (Exeter City Council amenity/space standards guidance) + HMO Licence Fees 2025/26 (exeter.gov.uk apply page)); adds ~£658/mo; loft conversion may add 1-2 further rooms (subject to head height/planning — not counted)
🔒 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 single6.13% net on cost7.42% cash-on-cashuplift 5.06% → 6.74%
Sized to Exeter'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 @ £655/mo1× Single @ £567/mo1× En-suite @ £752/mo
≈ £1,973/mo gross room income
As-is Rent it out
Monthly profit+£77
Return before costs on price7.61%
Cash needed£71,898
If converted to Rent by the room
Monthly profit+£61
Return before costs on price12.00%
Cash needed£87,898
Δ vs Rent it out Monthly profit-£16
+1 room (4 total)
Monthly profit+£196
Return before costs on price13.15%
Cash needed£97,898
Extra rent+£658/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 1602 HMO comps within 1.7 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
- Requires improvementLadysmith Infant & Nursery SchoolPrimary · Academy converter · EX1 2PS
- Requires improvementLadysmith Junior SchoolPrimary · Academy converter · EX1 2PT
- Requires improvementNewtown Primary SchoolPrimary · Academy converter · EX1 2BP
- Not ratedSt Michael's Church of England Primary AcademyPrimary · Academy sponsor led · EX1 2SN
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£18,264
Section 24 credit£0
Annual tax due£296
Post-tax Monthly profit annual£559
Exit costs
Projected sale price (5y · 2%/yr growth)£264,979
Capital gain (pre-CGT)£24,979
Sale costs (~2.5%)£6,624
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£9,628
Rates as of Oct 2024
Acquisition costs
£169,196cash neededPurchase price£240,000
Deposit (25%)£60,000
Stamp duty+5% additional-property surcharge£14,300
Refurb£88,596
Legal + survey£1,700
Mortgage fees£4,600
Total cash neededdeposit + costs (loan covers the rest)£169,196
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
A deceptively spacious characterful double fronted mid terraced house situated in a highly desirable residential location providing great access to local amenities, Heavitree park and popular schools. Three bedrooms. First floor shower room. Reception hall. Sitting room. Separate dining room. Modern kitchen. Modern bathroom. Gas central heating. uPVC double glazing. Enclosed courtyard garden enjoying southerly aspect. Ideal first time buy/investment purchase. Viewing highly r…
Floor plans
Listing metarightmove · Samuels Estate Agents
About this listing
248 days · RightmovePrice history
5-year price trend
Monthly profit
+£58
Cash needed
£169K
Return after costs
0.41%
IRR
1.12%
Listed 248d ago
4, ALPHA STREET, EXETER, EX1 2SP
✓ Verified address
terraced · 3 bed · 2 bath
£240,000
est £1,522 · 7.61% gross
EPC D
1 / 11
38/100
Marginal
9.87% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
7.61% Return before costs — above-market
Energy rating D — must hit C by 2030 (~£3,000–£7,000)
Price
£240K
Return before costs (best)
9.87%
Rent by the room
Bedrooms
3
2 bath
Energy rating
D
Energy rating
Deal flags1 issue
EPC D — upgrade by 2030
Must reach EPC C by 2030 to let on a new tenancy
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: £1,360–£1,703/mo · n=32
Financing
DepositYour cash in — the rest is the mortgage25% · £60,000
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 (£66,447–£124,034 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £180,000 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
+£58
after mortgage, operating costs & tax
Rent in£1,522/mo gross
£1,463/mo collected · £59/mo lost to voids
Where it goes
£975Mortgage£417Costs
£58/mo left as profit · 4% of rent kept
Mortgage£975
Costs£417
Management£152
Maintenance£50
Insurance£28
CapEx reserve£76
Voids + council tax£7
Ltd co. accounts£104
Tax£14
Profit+£58
Returns
Return before costs on price7.61%
Cash return on cash0.41%
Gross margin£1,046
Cash needed£169,196
Monthly profit payback100+ yrs
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.50
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Short-let (SA) context325 active short-lets nearby
Short-let market context
- 325 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Exeter · cap £947/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Exeter
- LHA monthly cap:
- £947
- Scheme type:
- PSL
- Premium:
- +0% premium over LHA cap
- 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 | £18,264 | £5,007 | £11,700 | £0 | £296 | £1,261 | £1,261 |
| Year 2 | £18,812 | £5,157 | £11,700 | £0 | £371 | £1,584 | £2,846 |
| Year 3 | £19,376 | £5,312 | £11,700 | £0 | £449 | £1,916 | £4,761 |
| Year 4 | £19,958 | £5,471 | £11,700 | £0 | £529 | £2,258 | £7,019 |
| Year 5 | £20,556 | £5,635 | £11,700 | £0 | £612 | £2,609 | £9,628 |
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 typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPC~£3,000–£7,000 to upgrade to CD
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£2,340
Annual rental tax£162
CGT yr 5£0 · company level
5y net total£9,628
Acquisition costs
25% deposit£60,000
Stamp duty£14,300
Refurb£88,596
Legal + survey£1,700
Mortgage + broker£4,600
Cash needed£169,196
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 deceptively spacious characterful double fronted mid terraced house situated in a highly desirable residential location providing great access to local amenities, Heavitree park and popular schools. Three bedrooms. First floor shower room. Reception hall. Sitting room. Separate dining room. Modern kitchen. Modern bathroom. Gas central heating. uPVC double glazing. Enclosed courtyard garden enjoying southerly aspect. Ideal first time buy/investment purchase. Viewing highly r…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice