18.13% Rent by the room return before costs — market rent unverified, verify rent + comps locally.
Why it works
Monthly profit +£227/mo from completion — the no.1 reason to invest
11.45% return before costs — above-market
18.1% Rent by the room return before costs (net 9.24% after CapEx + bills) — conversion play
Priced below market -43% vs 12 nearby sold (last 12 mo) — instant equity
Why to be cautious
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
+£227/mo
Pays you every month, net of costs
Price vs market
Below market value
-43% vs 12 sold · interior unseen
Return · IRR
5.3%/yr
Modest annualised return
Cash left in
£0
Fully recycled — pull all your cash back out
Price £130KCash to buy £59KReturn before costson price · Rent by the room18.13%5-yr return on cash 31%Rent est. £1,240 (£1,163–£1,322)
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).
Listing seen …
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,163–£1,322/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Cladding safety certificateNot stated on the listingHeritageNot 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.
Compare 7 strategies side-by-side · best shown with ⭐
⭐Rent it out wins — +£227/mo · level with Refurb & refinance
Strategy
Return before costson price
Monthly profit
Cash needed
5y Return on your cashon cash
Risk
Feasibility
⭐ Rent it out
11.45%
+£227
£58,861
31.4%
Low
Feasible
Housing-benefit rent
7.46%
-£124
£58,861
-3.4%
Med
Feasible
Council lease
0.00%
-£719
£58,861
-74.5%
Low
Feasible
Refurb & refinance
11.45%
+£227
£71,405
25.9%
Med
Feasible
Short-stay let / Airbnb
—
—
—
—
—
Disabledno local short-let data
Buy, improve & sell
0.00%
-£191
£159,455
-1%
Med
Feasible
Rent by the room
18.13%
-£536
£84,861
-26.5%
—
Feasible
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Peterborough
LHA monthly cap:
£808
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 impactLocal lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
As-is Rent it out vs converted Rent by the room
+£170/mo cash flow vs Rent it out if converted to Rent by the room
22.15% Return before costs on price converted vs 11.45% as-is
Room mix (3 lettable rooms)
3× Double @ £655/mo
≈ £1,964/mo gross room income
As-is Rent it out
Monthly profit+£239
Return before costson price11.45%
Cash needed£44,398
If converted to Rent by the room
Monthly profit+£409
Return before costson price22.15%
Cash needed£60,398
Δ vs Rent it outMonthly profit+£170
Show conversion detail
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£41,606–£78,000full refurb + room split
⚠️ Capped at 60% of £130,000 asking (£78,000). Raw model: £54,690–£102,530. Verify with a surveyor before offering.
What's in this cost
Kitchen£6,573–£13,146
2 × bathroom£8,673–£15,900
Rewire£3,013–£5,272
Replumb£2,259–£4,519
Windows£7,531–£13,557
Paint + decor£5,272–£9,791
Flooring£8,285–£15,816
Based on 5 HMO comps within 2.4 km
Comparables
sold within 0.5 mi
Wide · CV 24.5%Med confidence
Loading nearby sold…
Location & area intelligence
Transport 90 / 100
Loading map…
Transport score90 / 100
On the map
Registered HMOs
Approved HMO conversions
Pending HMO applications
Schools & catchment4 schools nearby
Nearby schoolsOfsted-rated, nearest first4 of 5
New Road Primary & Nursery School
Primary · Academy converter · PE7 1SZ
Good
Alderman Jacobs School
Primary · Academy converter · PE7 1XJ
Not rated
Park Lane Primary & Nursery School
Primary · Academy converter · PE7 1JB
Not rated
Sir Harry Smith Community College
Secondary · Academy converter · PE7 1XB
Not rated
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
£2,614/yr kept
Annual gross rent£14,880
Section 24 credit£0
Annual tax due£748
Post-tax Monthly profitannual£2,614
Exit costs
£18,506 after CGT
Projected sale price (5y · 2%/yr growth)£143,531
Capital gain (pre-CGT)£13,531
Sale costs (~2.5%)£3,588
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 profitafter CGT£18,506
Rates as of Oct 2024
Acquisition costs
£58,861cash needed
Purchase price£130,000
Deposit (25%)£32,500
Stamp duty+5% additional-property surcharge£6,600
Refurb£15,111
Legal + survey£1,700
Mortgage fees£2,950
Total cash neededdeposit + costs (loan covers the rest)£58,861
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
This semi-detached house in Whittlsey offers lounge, kitchen dining room, three bedrooms, two bathrooms, gas central heating, a driveway, and an enclosed garden. Situated in a nearly new development. Freehold tenure.
18.13%Rent by the room strategy — market rent unverified, verify locally.
Priced below market -43% vs 12 nearby sold (last 12 mo)
Monthly profit+£227/mo at 25% deposit @ 5.5%
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
11.45% Return before costs — above-market
18.1% Rent by the roomReturn before costs — conversion play
Price
£130K
43% below sold comps
Return before costs (best)
18.13%
Rent by the room
Bedrooms
3
2 bath
Energy rating
B
Energy rating
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc liveRates as of 20 May 2026
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: £1,163–£1,322/mo · n=22
Financing
DepositYour cash in — the rest is the mortgage25% · £32,500
5%100% (cash buy)
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
3.0%9.0%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
5.0%9.0%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£11,333–£21,155 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £97,500 loan + £1,000 booking fee
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £808/mo
Housing-benefit rent scheme detail
Per-BRMA Local Housing Allowance + per-LA council leasing scheme.
Rental Market Area (BRMA):
Peterborough
LHA monthly cap:
£808
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
£14,880
£4,608
£6,338
£0
£748
£3,187
£3,187
Year 2
£15,326
£4,746
£6,338
£0
£806
£3,437
£6,623
Year 3
£15,786
£4,889
£6,338
£0
£866
£3,694
£10,317
Year 4
£16,260
£5,035
£6,338
£0
£929
£3,958
£14,275
Year 5
£16,748
£5,186
£6,338
£0
£993
£4,231
£18,506
Rent by the roomupside
Tap to expand
Rent by the room conversion upside—▾
Required
Rooms (3+)3 bd
Conversion£26,000
If converted
Gross / mo£1,964
Gross Rent by the room yield18.13%
What we verified
12 total
6006
Legal & planning4▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedCheck LPA
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition3▾
EPCEnergy efficiency ratingB
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area3▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily / Rent by the room
Rent by the room feasibilityMin 3 beds for C4 routeFeasible
Comparables
sold within 0.5 mi
Wide · CV 24.5%Med confidence
Loading nearby sold…
Location & transport
Score 90/100
Loading map…
PropertySchoolsUniversitiesStationsArticle 4
Transport detail not loaded for this property.
Tax & exit
Ltd Co
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,268
Annual rental tax£639
CGT yr 5£0 · company level
5y net total£18,506
Acquisition costs
£59K
25% deposit£32,500
Stamp duty£6,600
Refurb£15,111
Legal + survey£1,700
Mortgage + broker£2,950
Cash needed£58,861
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Description& agent copyRightmove
This semi-detached house in Whittlsey offers lounge, kitchen dining room, three bedrooms, two bathrooms, gas central heating, a driveway, and an enclosed garden. Situated in a nearly new development. Freehold tenure.