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Year 5 disposal
39/ 100
Weak
13.23% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 9.10% return before costs — above-market
- 13.2% Rent by the room return before costs (net 6.73% 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
+£114/mo
Barely breaks even each month
Price
£150K
No local sold comps to compare
Return · IRR
2.3%/yr
Modest annualised return
Cash to get in
£80K
Deposit + fees + refurb
Return before costs on price · Rent by the room 13.23%5-yr return on cash 14%Rent est. £1,138 (£962–£1,346)
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: £962–£1,346/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£114
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£586Mortgage£368Costs
£114/mo left as profit · 10% of rent kept
Mortgage£586
Costs£368
Management£114
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax£27
Profit+£114
Returns
Return before costs on price9.10%
Cash return on cash1.72%
Gross margin£727
Cash needed£79,534
Monthly profit payback58y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
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 | £13,656 | £4,410 | £7,031 | £0 | £421 | £1,793 | £1,793 |
| Year 2 | £14,066 | £4,543 | £7,031 | £0 | £473 | £2,019 | £3,812 |
| Year 3 | £14,488 | £4,679 | £7,031 | £0 | £528 | £2,249 | £6,061 |
| Year 4 | £14,922 | £4,819 | £7,031 | £0 | £584 | £2,488 | £8,549 |
| Year 5 | £15,370 | £4,964 | £7,031 | £0 | £641 | £2,734 | £11,283 |
Disposal gain (gross)-£27,312
CGT£0
Net Disposal proceeds£161,472
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 · 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
Price & sale history242d on marketno cuts yet
Strategy matrix
Rent it out wins — +£114/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 | 9.10% | +£114 | £79,534 | 14.2% | Low | Feasible |
| Housing-benefit rent | 5.90% | -£233 | £79,534 | -11.4% | Med | Feasible |
| Council lease | 0.00% | -£777 | £79,534 | -59.5% | Low | Feasible |
| Refurb & refinance | 9.10% | +£114 | £98,668 | 11.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£191 | £200,418 | -9% | Med | Feasible |
| Rent by the room | 13.23% | -£672 | £90,200 | -36.1% | — | Feasible |
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
Rent by the room conversion upside
+£237/mo cash flow vs Rent it out if converted to Rent by the room
19.20% Return before costs on price converted vs 9.10% as-is
£150k → 4-bed HMO @ ~£468/room: £1,815 pcm gross, ~£1,040 pcm net (7.3% net on £170k all-in incl. ~£10k works)
medium confidence
Unlocks ~£6,616/yr extra rent
3 → 4 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 5 habitable rooms (3 beds + 2 reception(s)) in 87 m²; convert 1 spare room(s) to bedrooms, keeping one reception as the lounge → up to 4 lettable rooms; sized to Newcastle-under-Lyme adopted standard (6.51/11 m²; Newcastle-under-Lyme BC HMO standards - shared houses (council web pages, undated)); 1 room size(s) not printed on the plan — counted but unverified vs the standard; kitchen 6.0 m² is below the ~7.0 m² standard for 4 occupants — extend/relocate kitchen within the works; adds ~£551/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 single
Sized to Newcastle-under-Lyme'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 @ £594/mo1× Single @ £467/mo
≈ £1,654/mo gross room income
As-is Rent it out
Monthly profit+£109
Return before costs on price9.10%
Cash needed£49,398
If converted to Rent by the room
Monthly profit+£346
Return before costs on price19.20%
Cash needed£65,398
Δ vs Rent it out Monthly profit+£237
+1 room (4 total)
Monthly profit+£232
Return before costs on price17.64%
Cash needed£75,398
Extra rent+£551/mo
Show conversion detail
Conversion cost estimate
£48,000
Range: £42,000 – £56,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£47,883–£90,000full refurb + room split
⚠️ Capped at 60% of £150,000 asking (£90,000). Raw model: £48,990–£92,080. Verify with a surveyor before offering.
What's in this cost
- Kitchen£8,445–£16,890
- 1 × bathroom£5,571–£10,214
- Rewire£3,871–£6,773
- Replumb£2,903–£5,806
- Windows£9,676–£17,417
- Paint + decor£6,773–£12,579
- Flooring£10,644–£20,320
Based on 2735 HMO comps within 5.3 km
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
No coordinates available — verify address with the agent.
Transport score100 / 100
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Requires improvementBursley AcademyPrimary · Academy converter · ST5 8JQ
- Not ratedSun Academy BradwellPrimary · Academy converter · ST5 8JN
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£13,656
Section 24 credit£0
Annual tax due£421
Post-tax Monthly profit annual£1,268
Exit costs
Projected sale price (5y · 2%/yr growth)£165,612
Capital gain (pre-CGT)£15,612
Sale costs (~2.5%)£4,140
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£11,283
Rates as of Oct 2024
Acquisition costs
£79,534cash neededPurchase price£150,000
Deposit (25%)£37,500
Stamp duty+5% additional-property surcharge£8,000
Refurb£29,084
Legal + survey£1,700
Mortgage fees£3,250
Total cash neededdeposit + costs (loan covers the rest)£79,534
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the sought-after residential area of Wolstanton, this traditional 1920s semi-detached family home offers generous accommodation and excellent potential for modernisation, with the asking price reflecting the scope for improvement.
On entry, there is a spacious hallway with electric meter cupboard, and a large understairs storage cupboard/pantry with light and power connected and plumbing for a washing machine. To the front is a bright lounge with bay window, whil…
Listing metarightmove · Butters John Bee
About this listing
242 days · RightmovePrice history
No price history available.
Monthly profit
+£114
Cash needed
£80K
Return after costs
1.72%
IRR
2.30%
Listed 242d ago
3 bedroom semi-detached house for sale
semi-detached · 3 bed · 1 bath
£150,000
est £1,138 · 9.10% gross
39/100
Marginal
13.23% Rent by the room strategy — market rent unverified, verify locally.
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
9.10% Return before costs — above-market
13.2% Rent by the room Return before costs — conversion play
Price
£150K
Return before costs (best)
13.23%
Rent by the room
Bedrooms
3
1 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: £962–£1,346/mo · n=23
Financing
DepositYour cash in — the rest is the mortgage25% · £37,500
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 (£21,813–£40,718 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £112,500 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 sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
+£114
after mortgage, operating costs & tax
Rent in£1,138/mo gross
£1,094/mo collected · £44/mo lost to voids
Where it goes
£586Mortgage£368Costs
£114/mo left as profit · 10% of rent kept
Mortgage£586
Costs£368
Management£114
Maintenance£67
Insurance£20
CapEx reserve£57
Voids + council tax£6
Ltd co. accounts£104
Tax£27
Profit+£114
Returns
Return before costs on price9.10%
Cash return on cash1.72%
Gross margin£727
Cash needed£79,534
Monthly profit payback58y 2m
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.80
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 | £13,656 | £4,410 | £7,031 | £0 | £421 | £1,793 | £1,793 |
| Year 2 | £14,066 | £4,543 | £7,031 | £0 | £473 | £2,019 | £3,812 |
| Year 3 | £14,488 | £4,679 | £7,031 | £0 | £528 | £2,249 | £6,061 |
| Year 4 | £14,922 | £4,819 | £7,031 | £0 | £584 | £2,488 | £8,549 |
| Year 5 | £15,370 | £4,964 | £7,031 | £0 | £641 | £2,734 | £11,283 |
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£1,406
Annual rental tax£321
CGT yr 5£0 · company level
5y net total£11,283
Acquisition costs
25% deposit£37,500
Stamp duty£8,000
Refurb£29,084
Legal + survey£1,700
Mortgage + broker£3,250
Cash needed£79,534
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
Situated in the sought-after residential area of Wolstanton, this traditional 1920s semi-detached family home offers generous accommodation and excellent potential for modernisation, with the asking price reflecting the scope for improvement.
On entry, there is a spacious hallway with electric meter cupboard, and a large understairs storage cupboard/pantry with light and power connected and plumbing for a washing machine. To the front is a bright lounge with bay window, whil…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice